523 W 9th St · Gibson City, IL 60936

$130,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 11 Days on market

Built 1892 7,840 sqft lot $90/sqft · 7% below area Est $140k · 7% under

---

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 +13.0/30.0
• ARV discount +10.6/15.0
• DSCR +3.9/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming two-story home offering 3 bedrooms and 2 full baths, perfectly situated on a large corner lot near a park in Gibson City! Inside, you'll find a spacious living room, a separate dining room ideal for gatherings, and a bonus family room that provides extra space to relax or entertain. Enjoy outdoor living with a large patio area and a backyard deck featuring built-in benches-perfect for hosting or unwinding. Major updates include a furnace and water heater, both replaced in 2021, adding peace of mind for years to come. A wonderful opportunity to enjoy space, comfort, and a great location all in one! Sold as is.

Key facts

• 7,840 sq ft lot
• 2 parking spots
• Built 1892

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-7 ($-79/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (16.1% below list).
• Recommended offer: $109k (16.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#777 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: schools D, amenities F, commute F.
• Gibson City-Melvin-Sibley CUSD 5 (town): math 26% / reading 36% proficiency, ranked #242 of 620 in IL (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 10 units permitted in Ford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ford County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $70k; list at $130k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,126 (16.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1892 — 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. 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?
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: 0.84% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.9

CMA / ARV

• ARV (median comp): $139,597
• List price: $130,000
• Delta: -6.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 W 9th St	0.00mi	3/2.0	1,440 (0%)	0mo	$82,500	$57	100
324 W 6th St	0.29mi	3/2.0	1,374 (-5%)	6mo	$160,000	$116	74
211 N Lott Blvd	0.55mi	3/1.0	1,410 (-2%)	7mo	$106,000	$75	61
406 S Church St	0.60mi	4/2.0 (+1)	1,505 (+4%)	5mo	$115,000	$76	55
203 W 10th St	0.31mi	3/2.0	1,301 (-10%)	23mo	$125,000	$96	50
622 S Church St	0.74mi	3/2.0	1,500 (+4%)	18mo	$97,000	$65	44
111 N Wood St	0.70mi	3/1.5	1,468 (+2%)	24mo	$120,000	$82	42
602 S Church St	0.70mi	3/1.0	1,588 (+10%)	16mo	$109,000	$69	33
416 N Melvin St	0.70mi	4/2.0 (+1)	1,594 (+11%)	21mo	$134,000	$84	27
315 N Melvin St	0.64mi	3/2.5	1,629 (+13%)	23mo	$121,000	$74	27
416 N Lott Blvd	0.62mi	3/1.0	1,238 (-14%)	21mo	$139,000	$112	26
609 S Sangamon Ave	0.64mi	2/1.0 (-1)	1,271 (-12%)	23mo	$148,600	$117	22

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-21,486
• Equity at exit: $19,383

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-19,255
• Equity at exit: $11,240

Cash invested: $36,400 (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 60936

• Home prices YoY: -26.7%
• Active inventory: 17
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$133 /mo · $1,593/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-7

Break-even live

Break-even rent $1,100

Max offer price $128,840

Occupancy floor 96%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-05
   status Pending 625-char remark

   Show marketing remark (625 chars)

   Charming two-story home offering 3 bedrooms and 2 full baths, perfectly situated on a large corner lot near a park in Gibson City! Inside, you'll find a spacious living room, a separate dining room ideal for gatherings, and a bonus family room that provides extra space to relax or entertain. Enjoy outdoor living with a large patio area and a backyard deck featuring built-in benches-perfect for hosting or unwinding. Major updates include a furnace and water heater, both replaced in 2021, adding peace of mind for years to come. A wonderful opportunity to enjoy space, comfort, and a great location all in one! Sold as is.

2. 2026-04-24
   listed $130,000 Active 625-char remark

   Show marketing remark (625 chars)

   Charming two-story home offering 3 bedrooms and 2 full baths, perfectly situated on a large corner lot near a park in Gibson City! Inside, you'll find a spacious living room, a separate dining room ideal for gatherings, and a bonus family room that provides extra space to relax or entertain. Enjoy outdoor living with a large patio area and a backyard deck featuring built-in benches-perfect for hosting or unwinding. Major updates include a furnace and water heater, both replaced in 2021, adding peace of mind for years to come. A wonderful opportunity to enjoy space, comfort, and a great location all in one! Sold as is.

3. 2026-04-09
   historical 625-char remark

   Show marketing remark (625 chars)

   Charming two-story home offering 3 bedrooms and 2 full baths, perfectly situated on a large corner lot near a park in Gibson City! Inside, you'll find a spacious living room, a separate dining room ideal for gatherings, and a bonus family room that provides extra space to relax or entertain. Enjoy outdoor living with a large patio area and a backyard deck featuring built-in benches-perfect for hosting or unwinding. Major updates include a furnace and water heater, both replaced in 2021, adding peace of mind for years to come. A wonderful opportunity to enjoy space, comfort, and a great location all in one! Sold as is.

4. 2019-04-22
   soldstatus $70,000
5. 2017-01-19
   historical
6. 2016-01-12
   listed
7. 2015-11-20
   historical
8. 2015-07-23
   listed
9. 1988-04-29
   soldstatus $13,000

ⓘ 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: $1,593 · $133/mo
• Projected year-2 tax: $2,272 · $189/mo
• Expected delta: +$679/yr (+$57/mo · 42.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,095
• − Mortgage interest: −$7,282
• − Property taxes: −$1,593
• − Insurance: −$650
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$3,782
• Taxable loss: −$2,307
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $475/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: Gibson City-Melvin-Sibley CUSD 5
• NCES district ID: 1700041
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 36% ▼ -12.00%
• Median HH income: $46,998
• Composite: 26.71/100
• National rank: #7150
• State rank: #242 of 620 in IL

Livability — Gibson City

• Score: 63/100
• State rank: #777
• US rank: #15522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibson City, IL
• Population (ZIP): 4,260

Population outlook (Ford County) Hauer SSP2

• Today (2025): 13,044 people
• By 2030: 12,607 · -3.4%
• By 2040: 11,716 · -10.2%
• By 2050: 10,836 · -16.9%
• By 2075: 9,328 · -28.5%
• By 2100: 7,803 · -40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 8% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Scandinavian 3% Romanian 2%
• Foreign-born: 5% · Canada, Philippines, Guatemala
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Ford

• 2024 margin: Solid R (+47.9) · D 25.1% · R 73.0% · Other 1.9%
• 2008→2024 swing: -18.9pp toward R · 2008: -29.0pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+47.3 2016: R+48.7 2012: R+42.9 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.66%
• Current HPI: 180.223
• 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

+900.0% since first listed

9 events — show timeline

• 2026-05-05 Pending — MRED as Distributed by MLS Grid
• 2026-04-24 Listed $130,000 MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2019-04-22 Sold (Public Records) $70,000 Public Records
• 2017-01-19 Listing Removed — MRED as Distributed by MLS Grid
• 2016-01-12 Listed — MRED as Distributed by MLS Grid
• 2015-11-20 Listing Removed — MRED as Distributed by MLS Grid
• 2015-07-23 Listed — MRED as Distributed by MLS Grid
• 1988-04-29 Sold (Public Records) $13,000 Public Records

Property tax history

+11.5%/yr

Latest (2024): $1,593 · +15.5% YoY. Source: county tax records.