702 180th Ave · Monmouth, IL 61462

$110,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily · 124 Days on market

Built 1968 1.62 ac lot $88/sqft · 50% above area Est $73k · 50% 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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover peaceful country living just minutes from town in this well-maintained 2-bedroom, 1-bath ranch home, located on the southeast side of Monmouth in a rural setting. Built in 1968, the home offers 988 square feet on the main floor and sits on a spacious lot of just over 1.5 acres, providing privacy, open space, and flexibility for a variety of uses. The home features a functional ranch-style layout with an attached garage and breezeway, creating a convenient and weather-protected transition into the living space. A partial basement equipped with a sump pump and a newer hot water heater adds practical peace of mind. Outdoors, the property includes a detached 38’ x 20’ workshop, perfect for hobbies, storage, or projects, and a gazebo, both of which convey with the property. Appliances are negotiable, offering flexibility for the next owner. This property combines single-level living, acreage, and outbuildings in a rural setting, while remaining close to Monmouth amenities. A solid ranch home with land, functionality, and opportunity.

Key facts

• Attached garage
• Breezeway
• Gazebo

Tags

• SPACIOUS LOT
• ATTACHED GARAGE
• BREEZEWAY
• PARTIAL BASEMENT
• DETACHED WORKSHOP
• GAZEBO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (5.2% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#372 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, employment D, schools D-.
• Monmouth-Roseville CUSD 238 (town): math 10% / reading 21% proficiency, ranked #511 of 620 in IL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 43 units permitted in Warren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Warren County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $110k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (median comp): $73,407
• List price: $110,000
• Delta: 49.85%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 W 10th Ave	0.62mi	3/1.0 (+1)	1,074 (-14%)	1mo	$70,000	$65	42

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-8,614
• Equity at exit: $16,401

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $4,263
• Equity at exit: $9,511

Cash invested: $30,800 (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 61462

• Home prices YoY: -22.1%
• Active inventory: 13
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $145

Break-even live

Break-even rent $859

Max offer price $110,000

Occupancy floor 81%

Sensitivity live

Price	-10% $207	-5% $176	+0% $145	+5% $114	+10% $83
Rent	-10% $63	-5% $104	+0% $145	+5% $186	+10% $228
Rate	-1.0pp $201	-0.5pp $173	base $145	+0.5pp $117	+1.0pp $88

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $110,000 Active 124 DOM
2. 2026-06-18
   days on market $110,000 Active 122 DOM
3. 2026-06-17
   days on market $110,000 Active 121 DOM
4. 2026-06-16
   days on market $110,000 Active 120 DOM
5. 2026-06-15
   days on market $110,000 Active 119 DOM
6. 2026-06-13
   days on market $110,000 Active 117 DOM
7. 2026-06-12
   days on market $110,000 Active 116 DOM
8. 2026-06-09
   days on market $110,000 Active 113 DOM
9. 2026-06-08
   days on market $110,000 Active 112 DOM
10. 2026-06-07
    days on market $110,000 Active 111 DOM
11. 2026-06-07
    pricedays on market $110,000 Active 110 DOM
12. 2026-06-04
    days on market $129,000 Active 107 DOM
13. 2026-06-02
    days on market $129,000 Active 106 DOM
14. 2026-06-01
    days on market $129,000 Active 105 DOM
15. 2026-05-31
    days on market $129,000 Active 104 DOM
16. 2026-05-31
    days on market $129,000 Active 103 DOM
17. 2026-02-17
    listed $129,000 Active 1065-char remark

    Show marketing remark (1065 chars)

    Discover peaceful country living just minutes from town in this well-maintained 2-bedroom, 1-bath ranch home, located on the southeast side of Monmouth in a rural setting. Built in 1968, the home offers 988 square feet on the main floor and sits on a spacious lot of just over 1.5 acres, providing privacy, open space, and flexibility for a variety of uses. The home features a functional ranch-style layout with an attached garage and breezeway, creating a convenient and weather-protected transition into the living space. A partial basement equipped with a sump pump and a newer hot water heater adds practical peace of mind. Outdoors, the property includes a detached 38’ x 20’ workshop, perfect for hobbies, storage, or projects, and a gazebo, both of which convey with the property. Appliances are negotiable, offering flexibility for the next owner. This property combines single-level living, acreage, and outbuildings in a rural setting, while remaining close to Monmouth amenities. A solid ranch home with land, functionality, and opportunity.

18. 2017-08-11
    soldstatus $65,000
19. 2009-08-18
    soldstatus $50,000 132-char remark

    Show marketing remark (132 chars)

    Country living on the edge of town. Buyer to provide letter of prequal at time of offer. Seller is an IL licensed real estate agent.

20. 2009-06-06
    listed $59,900 132-char remark

    Show marketing remark (132 chars)

    Country living on the edge of town. Buyer to provide letter of prequal at time of offer. Seller is an IL licensed real estate agent.

21. 2009-06-04
    soldstatus $30,000
22. 2009-06-04
    soldstatus $30,000
23. 2009-04-12
    listed $35,900
24. 2009-04-12
    listed $35,900

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

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $669 · $56/mo
• Projected year-2 tax: $1,583 · $132/mo
• Expected delta: +$914/yr (+$76/mo · 136.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,510
• − Mortgage interest: −$6,162
• − Property taxes: −$669
• − Insurance: −$550
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$3,200
• Taxable loss: −$72
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $1,759/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.

Schools (NCES district)

• District: Monmouth-Roseville CUSD 238
• NCES district ID: 1700320
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 21% ▼ -8.00%
• Median HH income: $40,228
• Composite: 13.21/100
• National rank: #9552
• State rank: #511 of 620 in IL

Livability — Monmouth

• Score: 70/100
• State rank: #372
• US rank: #7739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,640
• Population (ZIP): 10,640

Population outlook (Warren County) Hauer SSP2

• Today (2025): 17,168 people
• By 2030: 16,771 · -2.3%
• By 2040: 15,988 · -6.9%
• By 2050: 15,471 · -9.9%
• By 2075: 15,053 · -12.3%
• By 2100: 14,513 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 5% Black 4% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada, Philippines, United Kingdom
• Languages at home: 85% English-only · Spanish 10% Other Asian/Pacific 2% French/Haitian/Cajun 2%

Political lean MEDSL · Warren

• 2024 margin: Strong R (+25.1) · D 36.5% · R 61.6% · Other 1.9%
• 2008→2024 swing: -33.2pp toward R · 2008: 8.1pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+20.0 2016: R+16.7 2012: D+5.8 2008: D+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.51%
• Current HPI: 139.0562
• 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

+259.3% since first listed

8 events — show timeline

• 2026-02-17 Listed $129,000 IAR
• 2017-08-11 Sold (Public Records) $65,000 Public Records
• 2009-08-18 Sold (MLS) $50,000 RMLSA as Distributed by MLS Grid
• 2009-06-06 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2009-06-04 Sold (MLS) $30,000 RMLSA as Distributed by MLS Grid
• 2009-06-04 Sold (MLS) $30,000 RMLSA as Distributed by MLS Grid
• 2009-04-12 Listed $35,900 RMLSA as Distributed by MLS Grid
• 2009-04-12 Listed $35,900 RMLSA as Distributed by MLS Grid

Property tax history

-5.3%/yr

Latest (2024): $669 · -1.6% YoY. Source: county tax records.