500 W North St · Mount Sterling, IL 62353

$99,000

4 bd · 1.5 ba · 1,811 sqft · SingleFamily · 114 Days on market

Built 1900 0.28 ac lot Est $177k · 44% under

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Why this score? — see what drove the B+ 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 +26.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 1% rule +8.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Welcome to this lovely home situated on a spacious corner lot with a patio area and detached garage. The main level offers a large laundry/mudroom that leads into an expansive kitchen with ample cabinet storage. Adjacent to the kitchen is a sizable living/dining room featuring hardwood flooring and built-in shelving. Two bedrooms and a full bathroom complete the main level. The upper level includes two additional generously sized bedrooms, with one offering a convenient half bath. This is a HomePath property. Please verify all details independently, including room sizes, taxes, etc.

Key facts

• Expansive kitchen
• Patio area
• Corner lot

Tags

• CORNER LOT
• PATIO AREA
• DETACHED GARAGE
• LARGE LAUNDRY MUDROOM
• EXPANSIVE KITCHEN
• AMPLE CABINET STORAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2 stories
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced-air heating (natural gas)
• Interior features: Gas water heater; Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#521 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools D, amenities F.
• Brown County CUSD 1 (town): math 24% / reading 28% proficiency, ranked #306 of 620 in IL (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 55 active listings in the ZIP; 1 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Brown County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1900 — 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 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?
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: 1.30% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.98%
• DSCR: 1.49
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $177,478
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 Camden Rd	0.28mi	4/2.0	1,800 (-1%)	1mo	$55,000	$31	83
603 W North St	0.10mi	3/2.5 (-1)	1,816 (+0%)	11mo	$348,000	$192	76
206 W Main St	0.32mi	4/1.5	1,900 (+5%)	16mo	$150,000	$79	64
618 W North St	0.19mi	3/2.0 (-1)	1,615 (-11%)	14mo	$316,000	$196	54
307 S Capitol Ave	0.52mi	4/1.0	1,734 (-4%)	16mo	$40,000	$23	54
518 NW Cross St	0.42mi	3/2.5 (-1)	1,634 (-10%)	6mo	$159,500	$98	50
623 N North St	0.26mi	3/2.0 (-1)	1,542 (-15%)	12mo	$336,500	$218	46
217 W Main St	0.25mi	3/1.5 (-1)	1,600 (-12%)	22mo	$145,000	$91	46
104 E South	0.52mi	4/1.5	2,080 (+15%)	17mo	$115,000	$55	37
302 N Capitol St	0.51mi	3/3.0 (-1)	1,600 (-12%)	20mo	$199,500	$125	29

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.53×
• Total profit: $70,135
• Equity at exit: $89,187

10-year hold

• IRR: 27.9%
• Equity multiple: 8.00×
• Total profit: $193,973
• Equity at exit: $192,335

Cash invested: $27,720 (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 62353

• Home prices YoY: 8.6%
• Active inventory: 55
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$204 /mo · $2,445/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $254

Break-even live

Break-even rent $967

Max offer price $99,000

Occupancy floor 75%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-04-29
   status Pending
2. 2026-04-07
   price $99,000
3. 2026-04-05
   historical
4. 2026-02-26
   price $105,000
5. 2026-01-28
   price $114,000
6. 2026-01-04
   listed $118,900 Active
7. 2026-01-04
   listed Active
8. 2025-04-29
   status Active
9. 2025-04-29
   historical
10. 2025-04-26
    historical
11. 2025-04-03
    price
12. 2025-03-26
    historical
13. 2025-03-25
    status Temporarily No Showings
14. 2025-03-01
    historical
15. 2025-03-01
    status Temporarily No Showings
16. 2025-02-28
    historical
17. 2025-02-10
    price $124,500
18. 2025-02-10
    price
19. 2024-11-26
    price $128,000
20. 2024-10-23
    listed Active
21. 2024-10-23
    listed Active
22. 2024-10-23
    listed $135,000 Active
23. 2022-09-27
    historical
24. 2022-09-27
    historical
25. 2019-05-02
    soldstatus $108,500
26. 2019-05-02
    soldstatus $108,500
27. 2019-05-02
    soldstatus $108,500
28. 2018-10-23
    listed $115,000
29. 2018-10-23
    listed $115,000
30. 2018-10-23
    listed $115,000
31. 2016-01-09
    historical
32. 2013-01-14
    historical
33. 2005-08-05
    soldstatus $45,000
34. 2005-07-14
    listed $54,000

ⓘ 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: $2,445 · $204/mo
• Projected year-2 tax: $2,445 · $204/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,459
• − Mortgage interest: −$5,546
• − Property taxes: −$2,445
• − Insurance: −$495
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,880
• Taxable income: $1,620
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $2,654/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: Brown County CUSD 1
• NCES district ID: 1727300
• Math proficiency: 24% ▲ 4.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $46,421
• Composite: 22.54/100
• National rank: #8086
• State rank: #306 of 620 in IL

Livability — Mount Sterling

• Score: 67/100
• State rank: #521
• US rank: #10759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Sterling, IL
• Population (ZIP): 5,012

Population outlook (Brown County) Hauer SSP2

• Today (2025): 6,790 people
• By 2030: 6,900 · +1.6%
• By 2040: 7,195 · +6.0%
• By 2050: 7,299 · +7.5%
• By 2075: 6,469 · -4.7%
• By 2100: 5,194 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 22% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+59.9) · D 19.0% · R 78.9% · Other 2.0%
• 2008→2024 swing: -38.2pp toward R · 2008: -21.7pp · 2024: -59.9pp
• All cycles: 2024: R+59.9 2020: R+57.2 2016: R+55.7 2012: R+30.6 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.18%
• Current HPI: 166.29
• 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

+83.3% since first listed

34 events — show timeline

• 2026-04-29 Pending — NWIAR
• 2026-04-07 Price Changed $99,000 NWIAR
• 2026-04-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-02-26 Price Changed $105,000 NWIAR
• 2026-01-28 Price Changed $114,000 NWIAR
• 2026-01-04 Listed — RMLSA as Distributed by MLS Grid
• 2026-01-04 Listed $118,900 NWIAR
• 2025-04-29 Relisted — RMLSA as Distributed by MLS Grid
• 2025-04-29 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-04-26 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-04-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-03-26 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-25 Relisted — MRED as Distributed by MLS Grid
• 2025-03-01 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-01 Relisted — MRED as Distributed by MLS Grid
• 2025-02-28 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-10 Price Changed $124,500 Quincy AOR
• 2025-02-10 Price Changed — MRED as Distributed by MLS Grid
• 2024-11-26 Price Changed $128,000 Quincy AOR
• 2024-10-23 Listed $135,000 Quincy AOR
• 2024-10-23 Listed — MRED as Distributed by MLS Grid
• 2024-10-23 Listed — RMLSA as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-05-02 Sold (MLS) $108,500 Quincy AOR
• 2019-05-02 Sold (MLS) $108,500 MRED as Distributed by MLS Grid
• 2019-05-02 Sold (MLS) $108,500 RMLSA as Distributed by MLS Grid
• 2018-10-23 Listed $115,000 Quincy AOR
• 2018-10-23 Listed $115,000 MRED as Distributed by MLS Grid
• 2018-10-23 Listed $115,000 RMLSA as Distributed by MLS Grid
• 2016-01-09 Listing Removed — MRED as Distributed by MLS Grid
• 2013-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2005-08-05 Sold (MLS) $45,000 RMLSA as Distributed by MLS Grid
• 2005-07-14 Listed $54,000 RMLSA as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2024): $2,445 · +4.2% YoY. Source: county tax records.