130 S 5'th Street St · Sheldon, IL 60966

$120,000

4 bd · 1.5 ba · 1,644 sqft · SingleFamily · 18 Days on market

Built 1914 Fair condition 1,267 sqft lot Est $84k · 43% over

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Very nice 2 story home 4 bedroom home with original woodwork including pocket doors in living room. One small bedroom downstairs an three upstairs. Kitchen completely remodeled in 2016 with new flooring, wood cabinets and countertops. some of the rooms have hardwood floors, others are carpeted with harwood underneath. There's a half bath downstairs and a full bath upstairs with tub & shower. 100 amp circuit breakers in 2010. Central A/C and furnace in 2010. This property has been the Church parsonage and is being sold together with Church building next door. The Church building is an additional $25,000. That parcel number is 27-02-269-015 the MLS number is 12510908.

Key facts

• Wood trim
• New fans
• Lighting updates

Tags

• CENTRAL AIR CONDITIONING
• HARDWOOD FLOORS
• WOOD TRIM
• ELECTRIC DRYER
• NEW FANS
• LIGHTING UPDATES

Property features AI

Finance

• Other: Living area source: Assessor; Parcel number available
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Gravel driveway; Detached garage (1 garage space); Total of 4 parking spaces
• Utilities: Public water; Septic tank sewer
• Home design: Detached single-family home; 2-story; Owned fee simple; Property over 100 years old; Built before 1978
• Construction: Vinyl siding; No rebuild or rehab reported
• Exterior features: Lot dimensions about 72 x 102; Lot is less than 0.25 acre; Zoned single-family

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 4 bedrooms; Master bedroom located on the second floor; Additional bedrooms on second and main levels
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 6 total rooms; Unfinished full basement with exterior entry and concrete floor
• Laundry & utility: Main-level laundry room (approx. 5 x 7)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#946 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Milford Area PSD 124 (rural): math 30% / reading 26% proficiency, ranked #278 of 620 in IL (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 14 active listings in the ZIP; 14 units permitted in Iroquois County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• Iroquois County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $120k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $83,844
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 E Walnut St	0.16mi	4/2.0	1,656 (+1%)	9mo	$135,682	$82	82
354 N 5th St	0.18mi	3/2.0 (-1)	1,600 (-3%)	8mo	$57,100	$36	74
320 S 5th St	0.17mi	3/1.5 (-1)	1,750 (+6%)	5mo	$40,000	$23	72
240 S 6th St	0.15mi	3/2.0 (-1)	1,658 (+1%)	23mo	$30,000	$18	65
245 S 6th St	0.17mi	4/1.5	1,410 (-14%)	14mo	$72,000	$51	57
330 E Center St	0.14mi	3/1.0 (-1)	1,496 (-9%)	21mo	$22,000	$15	54
540 N 8th St	0.40mi	3/2.0 (-1)	1,812 (+10%)	7mo	$125,000	$69	51
345 W Iroquois St	0.42mi	3/2.0 (-1)	1,452 (-12%)	18mo	$111,300	$77	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.78×
• Total profit: $26,243
• Equity at exit: $53,957

10-year hold

• IRR: 15.6%
• Equity multiple: 3.29×
• Total profit: $76,975
• Equity at exit: $83,154

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 60966

• Active inventory: 14
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $185

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 81%

Sensitivity live

Price	-10% $268	-5% $226	+0% $185	+5% $143	+10% $102
Rent	-10% $83	-5% $134	+0% $185	+5% $235	+10% $286
Rate	-1.0pp $245	-0.5pp $215	base $185	+0.5pp $154	+1.0pp $122

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $120,000 Active 18 DOM
2. 2026-06-18
   days on market $120,000 Active 16 DOM
3. 2026-06-17
   days on market $120,000 Active 15 DOM
4. 2026-06-16
   days on market $120,000 Active 14 DOM
5. 2026-06-15
   days on market $120,000 Active 13 DOM
6. 2026-06-13
   days on market $120,000 Active 11 DOM
7. 2026-06-12
   days on market $120,000 Active 10 DOM
8. 2026-06-09
   days on market $120,000 Active 7 DOM
9. 2026-06-08
   days on market $120,000 Active 6 DOM
10. 2026-06-07
    days on market $120,000 Active 5 DOM
11. 2026-06-05
    days on market $120,000 Active 3 DOM
12. 2026-06-03
    remarks 492-char remark
13. 2026-06-03
    listed $120,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,403
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,491
• Taxable income: $326
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $2,139/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 4-bedroom home requires moderate renovations to its kitchen and bathrooms, but has a good roof and exterior. New kitchen and bathroom updates would significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major kitchen countertops — dated and in poor condition
• Major kitchen appliances — dated and in poor condition
• Major bathroom fixtures — dated and in poor condition

Value-add opportunities

• Resale new kitchen cabinets, countertops, and appliances — modern kitchen will attract more buyers
• Resale new bathroom fixtures — updated bathroom will attract more buyers
• Both new flooring in bathrooms — new flooring will improve both resale and rental value
• Both new paint and wallpaper — fresh paint and wallpaper will improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
kitchen countertops · dated and in poor condition	Major	$15,000–50,000
kitchen appliances · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale new kitchen cabinets, countertops, and appliances — modern kitchen will attract more buyers ↑
• Resale new bathroom fixtures — updated bathroom will attract more buyers ↑
• Both new flooring in bathrooms — new flooring will improve both resale and rental value ↑
• Both new paint and wallpaper — fresh paint and wallpaper will improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Milford Area PSD 124
• NCES district ID: 1701416
• Math proficiency: 30% ▲ 2.00%
• Reading proficiency: 26% ▼ -11.00%
• Median HH income: $44,333
• Composite: 24.03/100
• National rank: #7767
• State rank: #278 of 620 in IL

Livability — Sheldon

• Score: 60/100
• State rank: #946
• US rank: #18538

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheldon, IL
• Population (ZIP): 1,554

Population outlook (Iroquois County) Hauer SSP2

• Today (2025): 26,826 people
• By 2030: 25,771 · -3.9%
• By 2040: 23,589 · -12.1%
• By 2050: 21,523 · -19.8%
• By 2075: 17,998 · -32.9%
• By 2100: 14,979 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 9% Slovak 5% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Iroquois

• 2024 margin: Solid R (+57.3) · D 20.6% · R 78.0% · Other 1.4%
• 2008→2024 swing: -27.5pp toward R · 2008: -29.8pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+56.7 2016: R+56.0 2012: R+44.7 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+118.2% since first listed

4 events — show timeline

• 2026-06-01 Listed $120,000 MRED as Distributed by MLS Grid
• 2026-03-17 Sold (MLS) $55,000 MRED as Distributed by MLS Grid
• 2025-11-17 Pending — MRED as Distributed by MLS Grid
• 2025-11-04 Listed $55,000 MRED as Distributed by MLS Grid