704 E Lincoln St · Monticello, IL 61856

$159,900

2 bd · 1.0 ba · 1,020 sqft · SingleFamily · 8 Days on market

Built 1919 6,385 sqft lot Est $169k · 6% under

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Why this score? — see what drove the C 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 +21.0/30.0
• ARV discount +10.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This is a well-maintained ranch-style home with a large living room, 2 bedrooms, 1 bathroom, and an eat-in kitchen with new flooring throughout. Off the back, there is a deck/grill area along with a fire pit that is perfect for entertaining and relaxing. The home is completely fenced in, in the back making it perfect for a cute dog or two. The home also has a shed for more storage/yard equipment. Fence (2023), vinyl flooring (2023), roof (2020), paint (2022), all outlets (2022).

Key facts

• 6,385 sq ft lot
• 2 parking spots
• Built 1919

Property features AI

Finance

• Other: Property taxes reported for 2024 (information available); Parcel number on record
• HOA & community: No master association fee required

Exterior

• Parking: Two owned parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Home built more than 100 years ago; Asphalt roof
• Construction: Constructed with other (non-specified) materials; Property not listed as rebuilt or rehabbed
• Exterior features: Deck; Fenced yard; Mature trees

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area with breakfast bar and table space
• Bedrooms: Master bedroom on main level (15 x 12); Additional bedroom on main level (10 x 12); Two other bedroom designations listed
• Flooring: Vinyl flooring throughout main rooms listed
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five rooms total; Crawl space basement
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.0% vs local median 3.5% in Monticello — 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 82/100 on livability (#69 in IL, #1,132 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Monticello CUSD 25 (town): math 30% / reading 51% proficiency, ranked #123 of 620 in IL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Monticello Middle School (math 25% / reading 56%, grade F, #136 of 665 statewide, top 21%, 379 students, 0% FRL); Monticello High School (math 32% / reading 42%, grade F, #107 of 693 statewide, top 17%, 476 students, 0% FRL) — zoned schools average 0% FRL vs 15% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 34 units permitted in Piatt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Piatt County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y ago 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.
• Current owner paid $136k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $169,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
918 E Lincoln St	0.11mi	2/1.0	1,004 (-2%)	10mo	$143,000	$142	84
413 E Lincoln St	0.10mi	2/1.0	902 (-12%)	3mo	$160,000	$177	74
309 E Lincoln St	0.15mi	2/1.0	953 (-7%)	14mo	$135,000	$142	70
813 E Washington St	0.30mi	2/1.0	1,132 (+11%)	5mo	$111,100	$98	63
419 S Hamilton St	0.51mi	2/1.0	956 (-6%)	6mo	$85,000	$89	61
914 E Washington St	0.29mi	3/1.0 (+1)	1,150 (+13%)	7mo	$154,000	$134	54
809 S Longview Rd	0.69mi	3/1.0 (+1)	986 (-3%)	7mo	$210,000	$213	52
442 S Hamilton St	0.57mi	2/1.0	873 (-14%)	0mo	$145,000	$166	50
713 Madison St	0.66mi	3/1.0 (+1)	1,108 (+9%)	10mo	$204,000	$184	42
319 W Bond St	0.74mi	2/1.0	1,148 (+12%)	6mo	$173,500	$151	39
708 S Emerson St	0.62mi	3/1.0 (+1)	880 (-14%)	6mo	$179,000	$203	38
903 S Longview Rd	0.72mi	3/2.0 (+1)	1,167 (+14%)	6mo	$195,000	$167	28

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-11,465
• Equity at exit: $23,842

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $8,639
• Equity at exit: $13,825

Cash invested: $44,772 (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 61856

• Active inventory: 47
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$172 /mo · $2,060/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $227

Break-even live

Break-even rent $1,363

Max offer price $159,900

Occupancy floor 81%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 E Washington St Monticello, IL	2.0	1.0	1132	$1,650	$1.46	43d	1	0.29mi

Listing history 5 events

1. 2026-06-05
   statusdays on market $159,900 Pending 8 DOM
2. 2026-06-02
   days on market $159,900 Active 6 DOM
3. 2026-06-01
   days on market $159,900 Active 5 DOM
4. 2026-05-31
   days on market $159,900 Active 4 DOM
5. 2026-05-30
   days on market $159,900 Active 3 DOM

ⓘ 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: $2,060 · $172/mo
• Projected year-2 tax: $2,845 · $237/mo
• Expected delta: +$785/yr (+$65/mo · 38.1%)

ⓘ 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 · 19 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: $19,800
• − Mortgage interest: −$8,957
• − Property taxes: −$2,060
• − Insurance: −$800
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,652
• Taxable income: $164
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $2,681/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: Monticello CUSD 25
• NCES district ID: 1726550
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $69,919
• Composite: 36.73/100
• National rank: #4590
• State rank: #123 of 620 in IL

Livability — Monticello

• Score: 82/100
• State rank: #69
• US rank: #1132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, IL
• City population: 8,110
• Population (ZIP): 8,110

Population outlook (Piatt County) Hauer SSP2

• Today (2025): 15,501 people
• By 2030: 14,978 · -3.4%
• By 2040: 13,805 · -10.9%
• By 2050: 12,563 · -19.0%
• By 2075: 9,916 · -36.0%
• By 2100: 7,295 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Piatt

• 2024 margin: Solid R (+30.5) · D 33.7% · R 64.3% · Other 2.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -12.6pp · 2024: -30.5pp
• All cycles: 2024: R+30.5 2020: R+29.6 2016: R+33.6 2012: R+26.8 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.96%
• Current HPI: 160.6145
• 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

+77.9% since first listed

13 events — show timeline

• 2026-05-27 Listed $159,900 MRED as Distributed by MLS Grid
• 2024-05-22 Sold (Public Records) $136,000 Public Records
• 2024-05-17 Sold (MLS) $136,000 MRED as Distributed by MLS Grid
• 2024-03-31 Contingent — MRED as Distributed by MLS Grid
• 2024-03-30 Listed $145,000 MRED as Distributed by MLS Grid
• 2021-12-29 Sold (Public Records) $93,000 Public Records
• 2021-12-29 Sold (MLS) $93,000 MRED as Distributed by MLS Grid
• 2021-11-26 Pending — MRED as Distributed by MLS Grid
• 2021-11-15 Price Changed $99,999 MRED as Distributed by MLS Grid
• 2021-10-26 Listed $105,000 MRED as Distributed by MLS Grid
• 2014-08-05 Sold (Public Records) $87,000 Public Records
• 2007-06-15 Sold (MLS) $87,000 MRED as Distributed by MLS Grid
• 2007-04-30 Listed $89,900 MRED as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2024): $2,060 · +3.1% YoY. Source: county tax records.