100 W Main St · Ellisville, IL 61431

$39,900

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 40 Days on market

Built 1905 10,018 sqft lot ↓ 20% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Auction - You’ll fall in love with the front porch on this charming two-story home. Step inside and enjoy the character throughout, from the beautiful woodwork in the Living Room to the spacious Dining Room that’s perfect for gatherings. The Kitchen offers ample cabinets, generous counter space, and an informal dining area, while the Den features a built-in bookshelf ideal for book lovers. Upstairs, you’ll find three oversized bedrooms, a laundry room, and a full bathroom. A full basement, two car detached garage, and fenced yard complete this wonderful property. Schedule your showing today. All measurements are approx. & not deemed reliable. Property in an online auc

Key facts

• Fenced yard
• Front porch
• Built-in bookshelf

Tags

• FRONT PORCH
• BUILT-IN BOOKSHELF
• FENCED YARD

Property features AI

Finance

• Other: Residential zoning; Subdivision: Original Town Ellisville; Directions: West through Fairview to Ellisville
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Septic system
• Home design: Single-family residence; Two levels
• Construction: Shingle roof; Built in 1905
• Exterior features: Fenced yard; Level lot; Paved road access

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms (all on upper level)
• Flooring: Hardwood flooring in main living areas and bedrooms; Vinyl flooring in secondary dining/kitchen areas; Other flooring in additional spaces
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Propane heating; Gas water heater
• Interior features: Full, unfinished basement; Non-functional living room fireplace (one)
• Laundry & utility: Upper-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,032 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime D-, amenities F.
• Spoon River Valley CUSD 4 (rural): math 35% / reading 45% proficiency, ranked #314 of 919 in IL (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Spoon River Valley Sr High Sch (math 30% / reading 30%, grade F, #179 of 693 statewide, top 27%, 73 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 14 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (3.0% local appreciation)).
• Fulton 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.59% ✓
• Cap rate: 20.65%
• Cash-on-cash: 51.26%
• DSCR: 3.28
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 56.4%
• Equity multiple: 4.16×
• Total profit: $35,258
• Equity at exit: $17,941

10-year hold

• IRR: 56.0%
• Equity multiple: 8.43×
• Total profit: $82,997
• Equity at exit: $27,649

Cash invested: $11,172 (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 61431

• Active inventory: 1
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $477

Break-even live

Break-even rent $430

Max offer price $39,900

Occupancy floor 49%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $39,900 Active 40 DOM
2. 2026-06-17
   days on market $39,900 Active 39 DOM
3. 2026-06-16
   days on market $39,900 Active 38 DOM
4. 2026-06-15
   days on market $39,900 Active 37 DOM
5. 2026-06-13
   days on market $39,900 Active 35 DOM
6. 2026-06-12
   days on market $39,900 Active 34 DOM
7. 2026-06-09
   days on market $39,900 Active 31 DOM
8. 2026-06-08
   days on market $39,900 Active 30 DOM
9. 2026-06-07
   days on market $39,900 Active 29 DOM
10. 2026-06-05
    days on market $39,900 Active 27 DOM
11. 2026-06-04
    days on market $39,900 Active 25 DOM
12. 2026-06-02
    days on market $39,900 Active 24 DOM
13. 2026-06-01
    days on market $39,900 Active 23 DOM
14. 2026-05-31
    days on market $39,900 Active 22 DOM
15. 2026-05-31
    days on market $39,900 Active 21 DOM
16. 2026-05-12
    price $39,900 845-char remark
17. 2026-05-08
    listed $49,900 Active 845-char remark
18. 2026-05-04
    historical
19. 2026-05-04
    status Active
20. 2026-04-16
    status Pending
21. 2026-04-06
    listed Active
22. 2026-03-20
    status Active
23. 2026-03-20
    historical
24. 2026-03-20
    historical
25. 2025-12-17
    historical
26. 2025-12-07
    historical
27. 2025-12-06
    listed Active
28. 2025-11-22
    price
29. 2025-10-22
    price
30. 2025-09-24
    price
31. 2025-08-22
    listed Active
32. 2020-02-03
    soldstatus $50,000
33. 2018-04-04
    historical

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $12,415
• − Mortgage interest: −$2,235
• − Property taxes: −$1,370
• − Insurance: −$200
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$1,161
• Taxable income: $5,463
• Est. tax owed @ 24.0%: −$1,311
• After-tax cash flow: $4,416/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: Spoon River Valley CUSD 4
• NCES district ID: 1736960
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $51,341
• Composite: 37.03/100
• National rank: #9073
• State rank: #314 of 919 in IL

Livability — Ellisville

• Score: 59/100
• State rank: #1032
• US rank: #19793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ellisville, IL
• Population (ZIP): 283

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 33,356 people
• By 2030: 32,144 · -3.6%
• By 2040: 29,518 · -11.5%
• By 2050: 26,775 · -19.7%
• By 2075: 19,972 · -40.1%
• By 2100: 13,580 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 5%

Political lean MEDSL · Fulton

• 2024 margin: Strong R (+23.8) · D 37.1% · R 60.9% · Other 2.0%
• 2008→2024 swing: -45.2pp toward R · 2008: 21.3pp · 2024: -23.8pp
• All cycles: 2024: R+23.8 2020: R+20.1 2016: R+15.1 2012: D+11.1 2008: D+21.3

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

-20.2% since first listed

18 events — show timeline

• 2026-05-12 Price Changed $39,900 RMLSA as Distributed by MLS Grid
• 2026-05-08 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2026-05-04 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-05-04 Relisted — RMLSA as Distributed by MLS Grid
• 2026-04-16 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-06 Listed — RMLSA as Distributed by MLS Grid
• 2026-03-20 Relisted — RMLSA as Distributed by MLS Grid
• 2026-03-20 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-03-20 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-06 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-22 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-22 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-08-22 Listed — RMLSA as Distributed by MLS Grid
• 2020-02-03 Sold (Public Records) $50,000 Public Records
• 2018-04-04 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+8.6%/yr

Latest (2024): $1,370 · +5.1% YoY. Source: county tax records.