107 E Vermont St · Cambria, IL 62918

$129,900

3 bd · 1.0 ba · 1,124 sqft · Other · 117 Days on market

Built 1950 7,500 sqft lot $116/sqft · 43% above area Est $91k · 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 +19.3/30.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3 bedroom 1 bath Ranch style home in Cambria. Carterville school district. New roof 2026, brand new carpet 2026, LVP kitchen & bath, 100 Amp. service, Interior paint 2024, kitchen cabinets painted 2024. Appliances stay in home (refrigerator & gas stove) new in 2021. HVAC is gas (2014) Hot water heater (2022). A large laundry room with a utility sink & direct access to the back porch. There is a 8 x 12 storage shed in the yard that stays. Large covered concrete back patio great for cookouts. Previously was an investment property with income of $1225.00 per month.

Key facts

• Lvp kitchen
• Lvp bath
• Interior paint

Tags

• NEW ROOF
• BRAND NEW CARPET
• LVP KITCHEN
• LVP BATH
• 100 AMP SERVICE
• INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $142 ($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 $127k (2.5% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.6% in Cambria — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#931 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Carterville CUSD 5 (suburban): math 29% / reading 43% proficiency, ranked #185 of 620 in IL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 110 active listings in the ZIP; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $130k implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 0.97% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (median comp): $91,120
• List price: $129,900
• Delta: 42.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-12,040
• Equity at exit: $19,369

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,103
• Equity at exit: $11,231

Cash invested: $36,372 (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 62918

• Home prices YoY: -13.8%
• Active inventory: 110
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$123 /mo · $1,482/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $142

Break-even live

Break-even rent $1,087

Max offer price $129,900

Occupancy floor 84%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $129,900 Active 117 DOM
2. 2026-06-18
   days on market $129,900 Active 116 DOM
3. 2026-06-17
   days on market $129,900 Active 115 DOM
4. 2026-06-16
   days on market $129,900 Active 114 DOM
5. 2026-06-15
   days on market $129,900 Active 113 DOM
6. 2026-06-14
   days on market $129,900 Active 111 DOM
7. 2026-06-13
   statusdays on market $129,900 Active 110 DOM
8. 2026-06-10
   days on market $129,900 Under Contract 108 DOM
9. 2026-06-09
   days on market $129,900 Under Contract 107 DOM
10. 2026-06-08
    days on market $129,900 Under Contract 106 DOM
11. 2026-06-07
    days on market $129,900 Under Contract 105 DOM
12. 2026-06-05
    statusdays on market $129,900 Under Contract 102 DOM
13. 2026-06-02
    days on market $129,900 Active 100 DOM
14. 2026-06-01
    days on market $129,900 Active 99 DOM
15. 2026-05-31
    days on market $129,900 Active 98 DOM
16. 2026-05-30
    days on market $129,900 Active 97 DOM
17. 2026-04-03
    price $129,900 592-char remark

    Show marketing remark (592 chars)

    Adorable 3 bedroom 1 bath Ranch style home in Cambria. Carterville school district. New roof 2026, brand new carpet 2026, LVP kitchen & bath, 100 Amp. service, Interior paint 2024, kitchen cabinets painted 2024. Appliances stay in home (refrigerator & gas stove) new in 2021. HVAC is gas (2014) Hot water heater (2022). A large laundry room with a utility sink & direct access to the back porch. There is a 8 x 12 storage shed in the yard that stays. Large covered concrete back patio great for cookouts. Previously was an investment property with income of $1225.00 per month.

18. 2026-02-18
    listed $139,900 Active 592-char remark

    Show marketing remark (592 chars)

    Adorable 3 bedroom 1 bath Ranch style home in Cambria. Carterville school district. New roof 2026, brand new carpet 2026, LVP kitchen & bath, 100 Amp. service, Interior paint 2024, kitchen cabinets painted 2024. Appliances stay in home (refrigerator & gas stove) new in 2021. HVAC is gas (2014) Hot water heater (2022). A large laundry room with a utility sink & direct access to the back porch. There is a 8 x 12 storage shed in the yard that stays. Large covered concrete back patio great for cookouts. Previously was an investment property with income of $1225.00 per month.

19. 2025-12-17
    historical
20. 2025-09-19
    historical
21. 2025-05-20
    listed Active
22. 2019-09-18
    soldstatus $39,900
23. 2019-09-18
    soldstatus $39,900
24. 2019-03-02
    listed $49,900
25. 2019-03-02
    listed $49,900
26. 1999-02-08
    soldstatus $20,000

ⓘ 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: $1,482 · $123/mo
• Projected year-2 tax: $2,215 · $185/mo
• Expected delta: +$734/yr (+$61/mo · 49.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,195
• − Mortgage interest: −$7,276
• − Property taxes: −$1,482
• − Insurance: −$650
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,779
• Taxable loss: −$423
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $1,800/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: Carterville CUSD 5
• NCES district ID: 1708640
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $47,344
• Composite: 30.87/100
• National rank: #6122
• State rank: #185 of 620 in IL

Livability — Cambria

• Score: 61/100
• State rank: #931
• US rank: #18092

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: Cambria, IL
• County: Williamson County · 38,451 people
• City population: 473
• Metro: Carbondale-Marion, IL
• Population (ZIP): 10,658
• Household income: $70,920
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 240.0

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.58%
• Current HPI: 159.1431
• Rent YoY: —
• Metro: Carbondale-Marion, IL
• 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

+549.5% since first listed

10 events — show timeline

• 2026-04-03 Price Changed $129,900 RMLSA as Distributed by MLS Grid
• 2026-02-18 Listed $139,900 RMLSA as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-19 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-05-20 Listed — RMLSA as Distributed by MLS Grid
• 2019-09-18 Sold (MLS) $39,900 MRED as Distributed by MLS Grid
• 2019-09-18 Sold (MLS) $39,900 RMLSA as Distributed by MLS Grid
• 2019-03-02 Listed $49,900 MRED as Distributed by MLS Grid
• 2019-03-02 Listed $49,900 RMLSA as Distributed by MLS Grid
• 1999-02-08 Sold (Public Records) $20,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,482 · +6.2% YoY. Source: county tax records.