106 W High St · Orangeville, IL 61060

$99,900

4 bd · 2.0 ba · 1,758 sqft · SingleFamily · 59 Days on market

Built 1895 8,712 sqft lot $57/sqft · 45% below area Est $182k · 45% under

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Why this score? — see what drove the A- 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +7.3/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Two-Story Home in the Heart of Downtown Orangeville***Discover the potential in this spacious four-bedroom, two-bath home ideally located in the heart of downtown Orangeville-just moments from schools, shops, and all the conveniences of town. This welcoming property offers a functional layout with one bedroom on the main floor along with main-floor laundry, and three additional bedrooms upstairs. The roof was replaced about five years ago, giving you a great start on big-ticket updates. Inside, you'll find large rooms filled with opportunity. While the home does need a little TLC, it provides the perfect canvas for customization and equity-building. With its classic two-story charm, practical floor plan, and location, this home is ready to be transformed into something truly special. Rented, 24 hour notice required.

Key facts

• Two-story home
• Large rooms
• Heart of downtown

Tags

• TWO-STORY HOME
• MAIN-FLOOR LAUNDRY
• LARGE ROOMS
• FUNCTIONAL LAYOUT
• HEART OF DOWNTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#878 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D+, employment D.
• Orangeville CUSD 203 (rural): math 30% / reading 45% proficiency, ranked #346 of 919 in IL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 7 units permitted in Stephenson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $5k appreciation (4.6% local appreciation)).
• Stephenson County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($97k) 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.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1895 — 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 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?
5. 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?
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: 1.38% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.82%
• DSCR: 1.70
• GRM: 6.0

CMA / ARV

• ARV (median comp): $182,283
• List price: $99,900
• Delta: -45.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 E High St	0.07mi	4/2.0	1,902 (+8%)	12mo	$41,000	$22	73
201 S Church St	0.14mi	3/2.0 (-1)	1,896 (+8%)	3mo	$210,000	$111	73
110 Main	0.09mi	3/2.0 (-1)	1,680 (-4%)	18mo	$118,000	$70	68
204 E 2nd St	0.19mi	4/2.0	1,824 (+4%)	22mo	$170,000	$93	67
312 Hillside Ct	0.41mi	4/2.0	1,852 (+5%)	7mo	$260,000	$140	66
205 Hancock Dr	0.36mi	3/2.0 (-1)	1,760 (+0%)	20mo	$205,000	$116	62

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

Projected returns pro-forma

4.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.58×
• Total profit: $44,171
• Equity at exit: $54,079

10-year hold

• IRR: 25.1%
• Equity multiple: 5.09×
• Total profit: $114,499
• Equity at exit: $91,304

Cash invested: $27,972 (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 61060

• Home prices YoY: 3.4%
• Active inventory: 5
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$155 /mo · $1,861/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $369

Break-even live

Break-even rent $912

Max offer price $99,900

Occupancy floor 68%

Sensitivity live

Price	-10% $425	-5% $397	+0% $369	+5% $340	+10% $312
Rent	-10% $260	-5% $314	+0% $369	+5% $423	+10% $478
Rate	-1.0pp $419	-0.5pp $394	base $369	+0.5pp $343	+1.0pp $317

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $99,900 Active 59 DOM
2. 2026-06-18
   days on market $99,900 Active 57 DOM
3. 2026-06-17
   days on market $99,900 Active 56 DOM
4. 2026-06-16
   days on market $99,900 Active 55 DOM
5. 2026-06-15
   days on market $99,900 Active 54 DOM
6. 2026-06-13
   days on market $99,900 Active 52 DOM
7. 2026-06-12
   days on market $99,900 Active 51 DOM
8. 2026-06-09
   days on market $99,900 Active 48 DOM
9. 2026-06-08
   days on market $99,900 Active 47 DOM
10. 2026-06-07
    days on market $99,900 Active 46 DOM
11. 2026-06-05
    days on market $99,900 Active 44 DOM
12. 2026-06-04
    days on market $99,900 Active 42 DOM
13. 2026-06-02
    days on market $99,900 Active 41 DOM
14. 2026-06-01
    days on market $99,900 Active 40 DOM
15. 2026-05-31
    days on market $99,900 Active 39 DOM
16. 2026-05-31
    days on market $99,900 Active 38 DOM
17. 2026-04-21
    listed $99,900 Active 837-char remark

    Show marketing remark (837 chars)

    Charming Two-Story Home in the Heart of Downtown Orangeville***Discover the potential in this spacious four-bedroom, two-bath home ideally located in the heart of downtown Orangeville-just moments from schools, shops, and all the conveniences of town. This welcoming property offers a functional layout with one bedroom on the main floor along with main-floor laundry, and three additional bedrooms upstairs. The roof was replaced about five years ago, giving you a great start on big-ticket updates. Inside, you'll find large rooms filled with opportunity. While the home does need a little TLC, it provides the perfect canvas for customization and equity-building. With its classic two-story charm, practical floor plan, and location, this home is ready to be transformed into something truly special. Rented, 24 hour notice required.

18. 2026-04-11
    historical
19. 2026-02-19
    price
20. 2026-01-05
    price
21. 2025-11-11
    listed Active

ⓘ 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: $1,861 · $155/mo
• Projected year-2 tax: $2,064 · $172/mo
• Expected delta: +$203/yr (+$17/mo · 10.9%)

ⓘ 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 2/10 Low 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,547
• − Mortgage interest: −$5,596
• − Property taxes: −$1,861
• − Insurance: −$500
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$2,906
• Taxable income: $3,037
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $3,696/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: Orangeville CUSD 203
• NCES district ID: 1730060
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $55,346
• Composite: 35.43/100
• National rank: #9771
• State rank: #346 of 919 in IL

Livability — Orangeville

• Score: 62/100
• State rank: #878
• US rank: #17047

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: Orangeville, IL
• Population (ZIP): 1,467

Population outlook (Stephenson County) Hauer SSP2

• Today (2025): 41,802 people
• By 2030: 39,487 · -5.5%
• By 2040: 34,534 · -17.4%
• By 2050: 29,693 · -29.0%
• By 2075: 21,196 · -49.3%
• By 2100: 14,596 · -65.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Portuguese 4% Romanian 3% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Stephenson

• 2024 margin: R (+19.4) · D 39.5% · R 58.9% · Other 1.6%
• 2008→2024 swing: -26.1pp toward R · 2008: 6.7pp · 2024: -19.4pp
• All cycles: 2024: R+19.4 2020: R+15.7 2016: R+17.0 2012: R+4.6 2008: D+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.58%
• Current HPI: 141.362
• 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

5 events — show timeline

• 2026-04-21 Listed $99,900 MRED as Distributed by MLS Grid
• 2026-04-11 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-19 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-05 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-11 Listed — MRED as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2024): $1,861 · +6.7% YoY. Source: county tax records.