707 N Gray St · Sidell, IL 61876

$82,500

2 bd · 2.0 ba · 1,862 sqft · SingleFamily · 63 Days on market

Built 1940 0.46 ac lot Est $134k · 38% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +5.0/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property is ready for its new owners! Currently featuring 2 bedrooms and 2 full bathrooms, the home also offers the potential for up to 4 bedrooms, with two additional rooms upstairs ready to be finished to suit your needs. The main level provides a functional and comfortable layout, while several key updates have already been completed, including a metal roof installed approximately 10 years ago, a new furnace in 2025, and replacement windows throughout most of the home around 2010, with the exception of the kitchen and upstairs attic area. Situated on a generous . 46-acre lot, the property provides plenty of outdoor space to enjoy, along with a 2.5-car detached garage offering great storage, workspace, or additional parking. Don't miss out! Call today to schedule a private showing. * * Being sold AS IS. * *

Key facts

• New furnace
• Metal roof
• Generous lot

Tags

• METAL ROOF
• NEW FURNACE
• REPLACEMENT WINDOWS
• GENEROUS LOT
• DETACHED GARAGE

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (garage owned); About 2.5 garage spaces and approximately 6.5 total parking spaces
• Utilities: Public water; Septic sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership
• Construction: Metal roof; Vinyl siding; Originally built 81–90 years ago; Unfinished basement area (~200 sq ft)
• Exterior features: Corner lot; Lot dimensions approximately 105.6 x 189.75

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Main-level kitchen
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Hardwood in living room and master bedroom; Linoleum in second bedroom; Tile in kitchen, dining room, and breakfast room; Other flooring in bonus rooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Seven total rooms; Unfinished partial basement with crawl space
• Laundry & utility: Main-level laundry room (8 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#633 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Zoned schools: Salt Fork South Elementary School (math 8% / reading 12%, grade F, #1,517 of 2,056 statewide, top 78%, 164 students, 0% FRL); Salt Fork Junior High School (math 17% / reading 42%, grade F, #256 of 665 statewide, top 41%, 186 students, 0% FRL); Salt Fork High School (math 5% / reading 15%, grade F, #528 of 693 statewide, top 82%, 247 students, 0% FRL).
• Market conditions: 2 active listings in the ZIP; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.3%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.3% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $82k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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. 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: 1.27% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.48%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $134,064
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 N Chicago St	0.08mi	2/1.0	1,700 (-9%)	20mo	$144,000	$85	61
407 N Gray St	0.19mi	3/2.0 (+1)	1,678 (-10%)	13mo	$215,000	$128	59
502 S Gray St	0.64mi	3/2.0 (+1)	1,830 (-2%)	9mo	$124,000	$68	55
103 Church St	0.54mi	3/2.0 (+1)	1,952 (+5%)	18mo	$140,000	$72	46
302 N Chicago St	0.34mi	3/1.5 (+1)	2,110 (+13%)	12mo	$120,000	$57	45

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

Projected returns pro-forma

-2.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.29×
• Total profit: $6,778
• Equity at exit: $14,843

10-year hold

• IRR: 15.4%
• Equity multiple: 2.34×
• Total profit: $30,867
• Equity at exit: $11,576

Cash invested: $23,100 (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 61876

• Home prices YoY: -1.9%
• Active inventory: 2
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $279

Break-even live

Break-even rent $692

Max offer price $82,500

Occupancy floor 68%

Sensitivity live

Price	-10% $325	-5% $302	+0% $279	+5% $255	+10% $232
Rent	-10% $196	-5% $238	+0% $279	+5% $320	+10% $361
Rate	-1.0pp $320	-0.5pp $300	base $279	+0.5pp $257	+1.0pp $236

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $82,500 Active 63 DOM
2. 2026-06-18
   days on market $82,500 Active 62 DOM
3. 2026-06-17
   days on market $82,500 Active 61 DOM
4. 2026-06-16
   days on market $82,500 Active 60 DOM
5. 2026-06-15
   days on market $82,500 Active 59 DOM
6. 2026-06-14
   days on market $82,500 Active 57 DOM
7. 2026-06-12
   days on market $82,500 Active 56 DOM
8. 2026-06-09
   days on market $82,500 Active 53 DOM
9. 2026-06-08
   days on market $82,500 Active 52 DOM
10. 2026-06-07
    days on market $82,500 Active 51 DOM
11. 2026-06-03
    days on market $82,500 Active 47 DOM
12. 2026-06-02
    days on market $82,500 Active 46 DOM
13. 2026-06-01
    days on market $82,500 Active 45 DOM
14. 2026-05-31
    days on market $82,500 Active 44 DOM
15. 2026-05-30
    days on market $82,500 Active 43 DOM
16. 2026-05-11
    price $82,500 827-char remark

    Show marketing remark (827 chars)

    This property is ready for its new owners! Currently featuring 2 bedrooms and 2 full bathrooms, the home also offers the potential for up to 4 bedrooms, with two additional rooms upstairs ready to be finished to suit your needs. The main level provides a functional and comfortable layout, while several key updates have already been completed, including a metal roof installed approximately 10 years ago, a new furnace in 2025, and replacement windows throughout most of the home around 2010, with the exception of the kitchen and upstairs attic area. Situated on a generous . 46-acre lot, the property provides plenty of outdoor space to enjoy, along with a 2.5-car detached garage offering great storage, workspace, or additional parking. Don't miss out! Call today to schedule a private showing. * * Being sold AS IS. * *

17. 2026-05-11
    price $82,500

    Show marketing remark (827 chars)

    This property is ready for its new owners! Currently featuring 2 bedrooms and 2 full bathrooms, the home also offers the potential for up to 4 bedrooms, with two additional rooms upstairs ready to be finished to suit your needs. The main level provides a functional and comfortable layout, while several key updates have already been completed, including a metal roof installed approximately 10 years ago, a new furnace in 2025, and replacement windows throughout most of the home around 2010, with the exception of the kitchen and upstairs attic area. Situated on a generous . 46-acre lot, the property provides plenty of outdoor space to enjoy, along with a 2.5-car detached garage offering great storage, workspace, or additional parking. Don't miss out! Call today to schedule a private showing. * * Being sold AS IS. * *

18. 2026-04-17
    listed $87,500 Active 827-char remark

    Show marketing remark (827 chars)

    This property is ready for its new owners! Currently featuring 2 bedrooms and 2 full bathrooms, the home also offers the potential for up to 4 bedrooms, with two additional rooms upstairs ready to be finished to suit your needs. The main level provides a functional and comfortable layout, while several key updates have already been completed, including a metal roof installed approximately 10 years ago, a new furnace in 2025, and replacement windows throughout most of the home around 2010, with the exception of the kitchen and upstairs attic area. Situated on a generous . 46-acre lot, the property provides plenty of outdoor space to enjoy, along with a 2.5-car detached garage offering great storage, workspace, or additional parking. Don't miss out! Call today to schedule a private showing. * * Being sold AS IS. * *

19. 2026-04-17
    listed $87,500 Active

    Show marketing remark (827 chars)

    This property is ready for its new owners! Currently featuring 2 bedrooms and 2 full bathrooms, the home also offers the potential for up to 4 bedrooms, with two additional rooms upstairs ready to be finished to suit your needs. The main level provides a functional and comfortable layout, while several key updates have already been completed, including a metal roof installed approximately 10 years ago, a new furnace in 2025, and replacement windows throughout most of the home around 2010, with the exception of the kitchen and upstairs attic area. Situated on a generous . 46-acre lot, the property provides plenty of outdoor space to enjoy, along with a 2.5-car detached garage offering great storage, workspace, or additional parking. Don't miss out! Call today to schedule a private showing. * * Being sold AS IS. * *

20. 2001-03-30
    soldstatus $47,000

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $1,414 · $118/mo
• Expected delta: +$459/yr (+$38/mo · 48.0%)

ⓘ 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 ≥104°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,537
• − Mortgage interest: −$4,621
• − Property taxes: −$955
• − Insurance: −$412
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,400
• Taxable income: $2,143
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $2,831/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)

No district data.

Livability — Sidell

• Score: 65/100
• State rank: #633
• US rank: #12947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidell, IL
• Population (ZIP): 823

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · South Korea
• Languages at home: 98% English-only · German/W. Germanic 1% Korean 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.31%
• Current HPI: 116.1097
• 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

+75.5% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $82,500 CIBR
• 2026-05-11 Price Changed $82,500 MRED as Distributed by MLS Grid
• 2026-04-17 Listed $87,500 MRED as Distributed by MLS Grid
• 2026-04-17 Listed $87,500 CIBR
• 2001-03-30 Sold (Public Records) $47,000 Public Records

Property tax history

-1.6%/yr

Latest (2024): $955 · +3.2% YoY. Source: county tax records.