301 Adams St · Humboldt, IL 61931

$99,900

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 93 Days on market

Built 1974 7,900 sqft lot $72/sqft · 30% below area Est $142k · 30% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.1/10.0
• Appreciation +6.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Step inside this cozy fixer upper three bedroom home in Humboldt, IL on a corner lot! Upon entry you are greeted a living room, perfect size for entertaining with a large window to let in tons of natural light! The kitchen is a perfect size for cooking complete with an island for additional storage. This home also has a bonus room that could be a family room, formal dining room, or office just off the kitchen. Down the hall to the bedrooms is the laundry area. (Gas dryer hookup. ) The bedrooms are generous in side and the master bedroom does have a master bathroom. Appliances for this home ARE NOT INCLUDED. Home is being sold 'as-is. ' Currently there is a tenant on a month to month lease, so if you are wanting to start your investment journey or would like to add to your porfolio, this is a solid house to do so!

Key facts

• Laundry area
• Living room
• Bonus room

Tags

• CORNER LOT
• LIVING ROOM
• KITCHEN ISLAND
• BONUS ROOM
• LAUNDRY AREA

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$142,424) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/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: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,108 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime D-, amenities F.
• Mattoon CUSD 2 (town): math 13% / reading 24% proficiency, ranked #462 of 620 in IL (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 34 units permitted in Coles County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (2.9% local appreciation)).
• Coles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $100k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1974 — 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 F-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. 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?
7. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 6.9

CMA / ARV

• ARV (median comp): $142,424
• List price: $99,900
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Walnut St	0.35mi	3/1.0	1,492 (+7%)	22mo	$149,000	$100	50

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

Projected returns pro-forma

2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.98×
• Total profit: $27,396
• Equity at exit: $44,320

10-year hold

• IRR: 18.8%
• Equity multiple: 3.72×
• Total profit: $76,002
• Equity at exit: $67,839

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 61931

• Home prices YoY: 2.3%
• Active inventory: 3
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $250

Break-even live

Break-even rent $892

Max offer price $99,900

Occupancy floor 74%

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 7 events

1. 2026-06-02
   days on market $99,900 Active 93 DOM
2. 2026-06-01
   days on market $99,900 Active 92 DOM
3. 2026-05-31
   days on market $99,900 Active 91 DOM
4. 2026-05-30
   days on market $99,900 Active 90 DOM
5. 2026-05-17
   price $99,900 826-char remark

   Show marketing remark (826 chars)

   Step inside this cozy fixer upper three bedroom home in Humboldt, IL on a corner lot! Upon entry you are greeted a living room, perfect size for entertaining with a large window to let in tons of natural light! The kitchen is a perfect size for cooking complete with an island for additional storage. This home also has a bonus room that could be a family room, formal dining room, or office just off the kitchen. Down the hall to the bedrooms is the laundry area. (Gas dryer hookup. ) The bedrooms are generous in side and the master bedroom does have a master bathroom. Appliances for this home ARE NOT INCLUDED. Home is being sold 'as-is. ' Currently there is a tenant on a month to month lease, so if you are wanting to start your investment journey or would like to add to your porfolio, this is a solid house to do so!

6. 2026-03-01
   listed $105,000 Active 826-char remark

   Show marketing remark (826 chars)

   Step inside this cozy fixer upper three bedroom home in Humboldt, IL on a corner lot! Upon entry you are greeted a living room, perfect size for entertaining with a large window to let in tons of natural light! The kitchen is a perfect size for cooking complete with an island for additional storage. This home also has a bonus room that could be a family room, formal dining room, or office just off the kitchen. Down the hall to the bedrooms is the laundry area. (Gas dryer hookup. ) The bedrooms are generous in side and the master bedroom does have a master bathroom. Appliances for this home ARE NOT INCLUDED. Home is being sold 'as-is. ' Currently there is a tenant on a month to month lease, so if you are wanting to start your investment journey or would like to add to your porfolio, this is a solid house to do so!

7. 2016-06-13
   soldstatus $58,000

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $1,969 · $164/mo
• Expected delta: +$299/yr (+$25/mo · 17.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,495
• − Mortgage interest: −$5,596
• − Property taxes: −$1,669
• − Insurance: −$500
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,906
• Taxable income: $1,505
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $2,634/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: Mattoon CUSD 2
• NCES district ID: 1725050
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $40,452
• Composite: 15.71/100
• National rank: #9280
• State rank: #462 of 620 in IL

Livability — Humboldt

• Score: 58/100
• State rank: #1108
• US rank: #20978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humboldt, IL
• Population (ZIP): 1,328

Population outlook (Coles County) Hauer SSP2

• Today (2025): 53,967 people
• By 2030: 53,829 · -0.3%
• By 2040: 52,332 · -3.0%
• By 2050: 49,989 · -7.4%
• By 2075: 42,226 · -21.8%
• By 2100: 34,675 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 1% Serbian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 86% English-only · Spanish 11% German/W. Germanic 3%

Political lean MEDSL · Coles

• 2024 margin: Strong R (+28.5) · D 34.9% · R 63.4% · Other 1.7%
• 2008→2024 swing: -31.7pp toward R · 2008: 3.2pp · 2024: -28.5pp
• All cycles: 2024: R+28.5 2020: R+26.4 2016: R+26.4 2012: R+11.1 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.89%
• Current HPI: 129.1985
• 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

+72.2% since first listed

3 events — show timeline

• 2026-05-17 Price Changed $99,900 CIBR
• 2026-03-01 Listed $105,000 CIBR
• 2016-06-13 Sold (Public Records) $58,000 Public Records

Property tax history

+1.6%/yr

Latest (2024): $1,669 · +5.1% YoY. Source: county tax records.