902 S Clayton St · Bloomington, IL 61701

$139,900

3 bd · 1.5 ba · 2,766 sqft · Other · 11 Days on market

Built 1960 9,583 sqft lot

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom, 1.5 bath home offers spacious living areas and tall ceilings throughout the main level. The main floor features a large family room, formal dining room, generously sized kitchen with solid oak cabinetry and abundant storage, a primary bedroom, full bath, and an oversized laundry room. Upstairs you will find two additional bedrooms plus a bonus room that offers flexibility for an office, playroom, or hobby space. A significant structural improvement was completed with the installation of a newer block foundation after the original foundation was removed and replaced. Outside, enjoy a deck located just off the kitchen, perfect for relaxing or entertaining, along with an oversi

Key facts

• Large family room
• Tall ceilings
• Solid oak cabinetry

Tags

• TALL CEILINGS
• LARGE FAMILY ROOM
• SOLID OAK CABINETRY
• ABUNDANT STORAGE
• OVERSIZED LAUNDRY ROOM
• BONUS ROOM

Property features AI

Finance

• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener (garage owned); Two total parking spaces (two garage spaces)
• Utilities: Public water; Public sewer; Power details not specified
• Home design: Detached single-family home; 1.5-story design; Property faces not specified; School bus service available
• Construction: Built approximately 61-70 years ago; Vinyl siding; Asphalt roof; Unfinished full basement (approx. 1,158 unfinished sq. ft.)
• Exterior features: Mature trees; Park nearby; curbs, sidewalks, and paved streets

Interior

• Kitchen: Eating area / table space kitchen (13 x 15, linoleum)
• Bedrooms: Three bedrooms (master on main; additional bedrooms on second floor); Bonus room on second floor (8 x 16, carpet)
• Flooring: Carpet in living areas and most bedrooms; Linoleum in kitchen and laundry
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom and first-floor full bath; Skylight(s); Seven total rooms
• Laundry & utility: Main-level laundry (11 x 16, linoleum)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.7% vs local median 5.4% in Bloomington — 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 77/100 on livability (#161 in IL, #2,987 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F.
• Bloomington SD 87 (urban): math 14% / reading 19% proficiency, ranked #476 of 620 in IL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oakland Elementary School (math 12% / reading 17%, grade F, #1,278 of 2,056 statewide, top 65%, 466 students, 0% FRL); Bloomington Jr High School (math 12% / reading 19%, grade F, #493 of 665 statewide, top 75%, 1,006 students, 0% FRL); Bloomington High School (math 27% / reading 33%, grade F, #179 of 693 statewide, top 27%, 1,503 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 247 units permitted in McLean County in 2024 (54 in 5+ unit buildings).
• This rent runs 36% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1960 — 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. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $7,483
• Equity at exit: $20,860

10-year hold

• IRR: 16.5%
• Equity multiple: 2.52×
• Total profit: $59,421
• Equity at exit: $12,096

Cash invested: $39,172 (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 61701

• Rents YoY: 5.6%
• Active inventory: 92
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$165 /mo · $1,978/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $401

Break-even live

Break-even rent $1,211

Max offer price $139,900

Occupancy floor 72%

Sensitivity live

Price	-10% $480	-5% $440	+0% $401	+5% $361	+10% $322
Rent	-10% $265	-5% $333	+0% $401	+5% $469	+10% $536
Rate	-1.0pp $471	-0.5pp $436	base $401	+0.5pp $364	+1.0pp $328

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 Doral Dr Bloomington, IL	3.0	3.5	2064	$2,150	$1.04	22d	1	0.75mi

Listing history 9 events

1. 2026-06-21
   days on market $139,900 Active 11 DOM
2. 2026-06-19
   days on market $139,900 Active 9 DOM
3. 2026-06-18
   days on market $139,900 Active 8 DOM
4. 2026-06-17
   days on market $139,900 Active 7 DOM
5. 2026-06-16
   days on market $139,900 Active 6 DOM
6. 2026-06-15
   days on market $139,900 Active 5 DOM
7. 2026-06-14
   days on market $139,900 Active 3 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   listed $139,900 Active 2 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: $1,978 · $165/mo
• Projected year-2 tax: $2,577 · $215/mo
• Expected delta: +$599/yr (+$50/mo · 30.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $20,621
• − Mortgage interest: −$7,837
• − Property taxes: −$1,978
• − Insurance: −$700
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$4,070
• Taxable income: $2,737
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $4,152/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: Bloomington SD 87
• NCES district ID: 1706480
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $50,544
• Composite: 15.05/100
• National rank: #9351
• State rank: #476 of 620 in IL

Livability — Bloomington

• Score: 77/100
• State rank: #161
• US rank: #2987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomington, IL
• County: McLean County · 126,490 people
• City population: 72,415
• Metro: Bloomington, IL
• Population (ZIP): 35,136
• Household income: $57,130
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1493.0

Population outlook (McLean County) Hauer SSP2

• Today (2025): 176,468 people
• By 2030: 178,002 · +0.9%
• By 2040: 178,592 · +1.2%
• By 2050: 177,090 · +0.4%
• By 2075: 173,224 · -1.8%
• By 2100: 158,425 · -10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 6% · Canada, Philippines, Vietnam
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · McLean

• 2024 margin: Toss-up / Even · D 51.6% · R 46.8% · Other 1.6%
• 2008→2024 swing: +3.7pp toward D · 2008: 1.2pp · 2024: 4.9pp
• All cycles: 2024: D+4.9 2020: D+3.9 2016: R+1.5 2012: R+11.1 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.13%
• Current HPI: 172.3659
• Rent YoY: ▲ 5.60%
• Metro: Bloomington, 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

1 event — show timeline

• 2026-06-10 Listed $139,900 MRED as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2023): $1,978 · +7.4% YoY. Source: county tax records.