803 N Morris Ave · Bloomington, IL 61701

$175,000

3 bd · 1.0 ba · 1,156 sqft · SingleFamily · 8 Days on market

8,448 sqft lot Est $149k · 17% over

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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 +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Coming Soon!

Key facts

• 8,448 sq ft lot
• Listed 7 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: No garage
• Home design: Single-family residence; Total living area about 1156
• Construction: Building area approximately 1156
• Exterior features: Lot dimensions approximately 66 x 128

Interior

• Bedrooms: Three bedrooms (one on the main level, two on the upper level)
• Flooring: Laminate flooring in bedrooms
• Bathrooms: One full bathroom
• Interior features: Has basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (3.2% below list).
• Recommended offer: $169k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: schools C-, 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.
• Market conditions: Rents rising fast (+5.6%/yr); 88 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $175k implies a 343% gain — meaningful room to come down on a strong offer.

Recommended offer $169,406 (3.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.97% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $149,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 N Morris Ave	0.02mi	2/1.0 (-1)	1,112 (-4%)	7mo	$65,000	$58	82
907 N Allin St	0.27mi	2/1.0 (-1)	1,140 (-1%)	0mo	$160,000	$140	80
721 W Walnut St	0.25mi	3/1.0	1,080 (-7%)	2mo	$160,000	$148	76
1406 W Walnut St	0.21mi	3/2.0	1,248 (+8%)	2mo	$168,500	$135	71
1328 N Mason St	0.70mi	2/1.0 (-1)	1,123 (-3%)	4mo	$62,000	$55	54
508 W Grove St	0.72mi	2/1.5 (-1)	1,116 (-4%)	3mo	$104,900	$94	51
705 W Olive St	0.66mi	3/1.0	1,053 (-9%)	5mo	$138,500	$132	51
301 W Graham St	0.60mi	2/1.0 (-1)	999 (-14%)	0mo	$136,000	$136	44
310 S Western Ave	0.68mi	3/1.0	1,323 (+14%)	1mo	$41,000	$31	43
1022 W Taylor St	0.70mi	2/1.5 (-1)	1,290 (+12%)	1mo	$150,000	$116	40
1213 N Madison St	0.65mi	3/1.0	1,313 (+14%)	8mo	$170,000	$129	40
808 W Grove St	0.61mi	4/2.0 (+1)	1,305 (+13%)	8mo	$59,900	$46	34

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 · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-9,974
• Equity at exit: $26,093

10-year hold

• IRR: 7.0%
• Equity multiple: 1.59×
• Total profit: $28,731
• Equity at exit: $15,131

Cash invested: $49,000 (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: 88
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$918
• Tax from tax record: −$130 /mo · $1,560/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $218

Break-even live

Break-even rent $1,418

Max offer price $175,000

Occupancy floor 82%

Sensitivity live

Price	-10% $317	-5% $267	+0% $218	+5% $168	+10% $119
Rent	-10% $84	-5% $151	+0% $218	+5% $285	+10% $352
Rate	-1.0pp $306	-0.5pp $262	base $218	+0.5pp $172	+1.0pp $126

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 N Madison St Unit 4 Bloomington, IL	2.0	1.0	900	$899	$1.00	21d	1	0.61mi
703 W Olive St Bloomington, IL	3.0	1.0	1000	$1,495	$1.50	21d	1	0.68mi
304 Turnberry Dr Bloomington, IL	2.0–3.0	1.0–2.0	1032	$1,850	$1.79	21d	4	0.92mi
318 E Locust St Apt A Bloomington, IL	3.0	2.0	1200	$3,000	$2.50	44d	1	0.93mi
503 E Empire St Bloomington, IL	3.0	2.0	1000	$1,795	$1.79	44d	1	1.00mi
507 E Graham St Bloomington, IL	3.0	1.5	1300	$1,900	$1.46	44d	1	1.03mi
809 Kern St Normal, IL	4.0	1.5	1404	$1,895	$1.35	21d	1	1.13mi
507 1/2 S Clayton St Bloomington, IL	3.0	1.0	1003	$1,895	$1.89	21d	1	1.36mi

Listing history 2 events

1. 2026-05-18
   historical $175,000
2. 2001-07-01
   soldstatus $39,500

ⓘ 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: $1,560 · $130/mo
• Projected year-2 tax: $2,766 · $231/mo
• Expected delta: +$1,206/yr (+$101/mo · 77.4%)

ⓘ 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 ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,329
• − Mortgage interest: −$9,803
• − Property taxes: −$1,560
• − Insurance: −$875
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$5,091
• Taxable loss: −$252
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $2,673/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

+343.0% since first listed

2 events — show timeline

• 2026-05-18 Coming Soon $175,000 RMLSA as Distributed by MLS Grid
• 2001-07-01 Sold (Public Records) $39,500 Public Records

Property tax history

+3.7%/yr

Latest (2023): $1,560 · +11.6% YoY. Source: county tax records.