106 Lyndel · Pleasant Hill, IL 62366

$99,900

3 bd · 1.0 ba · 1,064 sqft · Other public records · 190 Days on market

Built 1970 0.25 ac lot $94/sqft · 30% above area Est $77k · 30% over ↓ 10% since listing

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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 +25.3/30.0
• DSCR +8.3/10.0
• Appreciation +6.0/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

UPDATED PHOTOS! Welcome to this recently remodeled 3-bedroom, 1 bath home located in a quiet subdivision on the hill in Pleasant Hill at 106 Lyndel Road! This home offers the convenience of all main level living, featuring three bedrooms, a full bath, and a dedicated utility room. Recent updates include fresh interior paint, all new flooring, new light fixtures, and an updated bathroom, giving the home a clean, modern feel throughout. A metal roof adds long term value and peace of mind. Outside, you'll find a one car attached garage and an additional storage shed for tools, lawn equipment, or extra storage. This home is truly move in ready and perfect for first time buyers, those looking to downsize, or anyone wanting affordable, updated living! This one won't last long!

Key facts

• Main level living
• New flooring
• New light fixtures

Tags

• MAIN LEVEL LIVING
• DEDICATED UTILITY ROOM
• FRESH INTERIOR PAINT
• NEW FLOORING
• NEW LIGHT FIXTURES
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $227 ($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: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#649 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Pleasant Hill CUSD 3 (rural): math 6% / reading 15% proficiency, ranked #821 of 919 in IL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 20 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.0% local appreciation)).
• Pike County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 1.04% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (median comp): $76,559
• List price: $99,900
• Delta: 30.49%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

2.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.76×
• Total profit: $21,325
• Equity at exit: $39,460

10-year hold

• IRR: 16.7%
• Equity multiple: 3.23×
• Total profit: $62,251
• Equity at exit: $56,867

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 62366

• Home prices YoY: 1.7%
• Active inventory: 4
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $227

Break-even live

Break-even rent $754

Max offer price $99,900

Occupancy floor 73%

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 20 events

1. 2026-06-18
   price $99,900 Active 190 DOM
2. 2026-06-18
   days on market $104,000 Active 190 DOM
3. 2026-06-17
   days on market $104,000 Active 189 DOM
4. 2026-06-16
   days on market $104,000 Active 188 DOM
5. 2026-06-15
   days on market $104,000 Active 187 DOM
6. 2026-06-13
   days on market $104,000 Active 185 DOM
7. 2026-06-12
   days on market $104,000 Active 184 DOM
8. 2026-06-09
   days on market $104,000 Active 181 DOM
9. 2026-06-08
   days on market $104,000 Active 180 DOM
10. 2026-06-07
    days on market $104,000 Active 179 DOM
11. 2026-06-05
    days on market $104,000 Active 177 DOM
12. 2026-06-04
    days on market $104,000 Active 175 DOM
13. 2026-06-02
    days on market $104,000 Active 174 DOM
14. 2026-06-01
    days on market $104,000 Active 173 DOM
15. 2026-05-31
    days on market $104,000 Active 172 DOM
16. 2026-05-31
    days on market $104,000 Active 171 DOM
17. 2026-05-12
    price $104,000 786-char remark

    Show marketing remark (786 chars)

    UPDATED PHOTOS! Welcome to this recently remodeled 3-bedroom, 1 bath home located in a quiet subdivision on the hill in Pleasant Hill at 106 Lyndel Road! This home offers the convenience of all main level living, featuring three bedrooms, a full bath, and a dedicated utility room. Recent updates include fresh interior paint, all new flooring, new light fixtures, and an updated bathroom, giving the home a clean, modern feel throughout. A metal roof adds long term value and peace of mind. Outside, you'll find a one car attached garage and an additional storage shed for tools, lawn equipment, or extra storage. This home is truly move in ready and perfect for first time buyers, those looking to downsize, or anyone wanting affordable, updated living! This one won't last long!

18. 2026-04-08
    price $107,000 786-char remark

    Show marketing remark (786 chars)

    UPDATED PHOTOS! Welcome to this recently remodeled 3-bedroom, 1 bath home located in a quiet subdivision on the hill in Pleasant Hill at 106 Lyndel Road! This home offers the convenience of all main level living, featuring three bedrooms, a full bath, and a dedicated utility room. Recent updates include fresh interior paint, all new flooring, new light fixtures, and an updated bathroom, giving the home a clean, modern feel throughout. A metal roof adds long term value and peace of mind. Outside, you'll find a one car attached garage and an additional storage shed for tools, lawn equipment, or extra storage. This home is truly move in ready and perfect for first time buyers, those looking to downsize, or anyone wanting affordable, updated living! This one won't last long!

19. 2026-02-19
    price $112,500 786-char remark

    Show marketing remark (786 chars)

    UPDATED PHOTOS! Welcome to this recently remodeled 3-bedroom, 1 bath home located in a quiet subdivision on the hill in Pleasant Hill at 106 Lyndel Road! This home offers the convenience of all main level living, featuring three bedrooms, a full bath, and a dedicated utility room. Recent updates include fresh interior paint, all new flooring, new light fixtures, and an updated bathroom, giving the home a clean, modern feel throughout. A metal roof adds long term value and peace of mind. Outside, you'll find a one car attached garage and an additional storage shed for tools, lawn equipment, or extra storage. This home is truly move in ready and perfect for first time buyers, those looking to downsize, or anyone wanting affordable, updated living! This one won't last long!

20. 2025-12-10
    listed $115,000 Active 786-char remark

    Show marketing remark (786 chars)

    UPDATED PHOTOS! Welcome to this recently remodeled 3-bedroom, 1 bath home located in a quiet subdivision on the hill in Pleasant Hill at 106 Lyndel Road! This home offers the convenience of all main level living, featuring three bedrooms, a full bath, and a dedicated utility room. Recent updates include fresh interior paint, all new flooring, new light fixtures, and an updated bathroom, giving the home a clean, modern feel throughout. A metal roof adds long term value and peace of mind. Outside, you'll find a one car attached garage and an additional storage shed for tools, lawn equipment, or extra storage. This home is truly move in ready and perfect for first time buyers, those looking to downsize, or anyone wanting affordable, updated living! This one won't last long!

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $1,316 · $110/mo
• Expected delta: +$952/yr (+$79/mo · 261.3%)

ⓘ 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 ≥106°F today · 19 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: $12,501
• − Mortgage interest: −$5,596
• − Property taxes: −$364
• − Insurance: −$500
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$2,906
• Taxable income: $1,135
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $2,453/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: Pleasant Hill CUSD 3
• NCES district ID: 1731890
• Math proficiency: 6% ▬ 0.00%
• Reading proficiency: 15% ▬ 0.00%
• Median HH income: $43,199
• Composite: 13.0/100
• National rank: #14528
• State rank: #821 of 919 in IL

Livability — Pleasant Hill

• Score: 65/100
• State rank: #649
• US rank: #13267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Hill, IL
• Population (ZIP): 1,514

Population outlook (Pike County) Hauer SSP2

• Today (2025): 15,069 people
• By 2030: 14,505 · -3.7%
• By 2040: 13,340 · -11.5%
• By 2050: 12,159 · -19.3%
• By 2075: 9,227 · -38.8%
• By 2100: 6,064 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 2% Portuguese 2% Slovak 1%
• Languages at home: 95% English-only · German/W. Germanic 5%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.1% · Other 1.6%
• 2008→2024 swing: -44.9pp toward R · 2008: -18.8pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.9 2016: R+58.2 2012: R+35.4 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.01%
• Current HPI: 120.7737
• 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

-9.6% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $104,000 MARIS as Distributed by MLS Grid
• 2026-04-08 Price Changed $107,000 MARIS as Distributed by MLS Grid
• 2026-02-19 Price Changed $112,500 MARIS as Distributed by MLS Grid
• 2025-12-10 Listed $115,000 MARIS as Distributed by MLS Grid

Property tax history

-1.1%/yr

Latest (2024): $364 · -7.9% YoY. Source: county tax records.