None · Pocahontas, IL 62275

$90,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 15 Days on market

Built 2007 7,200 sqft lot Est $91k · at est.

---

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 +26.9/30.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.9/15.0
• 1% rule +6.7/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Freshly power washed, new roof, freshly painted front door and shutters as well as new flooring in this move-in ready home. Split bedroom floor plan, 3 bedrooms, 2 bathrooms, and all stainless steel appliances (newer) stay! Nice tree-lined lot size that is private with a large deck to entertain/barbecue on. Call your favorite agent and check out this adorable home! Inspections are welcome, the seller will do no repairs. Seller is having fresh rock brought in for the parking area prior to closing

Key facts

• 7,200 sq ft lot
• Built 2007
• Listed 14 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service (Ameren); Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home; Single-story (one level)
• Construction: Vinyl siding
• Exterior features: City lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open living/dining areas; Laundry room on main level
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

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 $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#893 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Bond County CUSD 2 (town): math 35% / reading 41% proficiency, ranked #345 of 919 in IL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenville Elem School (math 24% / reading 24%, grade F, #850 of 2,056 statewide, top 45%, 531 students, 0% FRL); Greenville Jr High School (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 300 students, 0% FRL); Bond Cty Comm Unit 2 High School (math 32% / reading 27%, grade F, #187 of 693 statewide, top 30%, 504 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 35 units permitted in Bond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Bond County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $72k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% 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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $90,816
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Hynes St	0.35mi	3/2.0	1,040 (-2%)	14mo	$89,500	$86	70
302 Stallard St	0.23mi	2/1.5 (-1)	1,044 (-1%)	14mo	$135,000	$129	69
514 Railroad St	0.42mi	2/2.0 (-1)	1,080 (+2%)	16mo	$159,500	$148	58
106 Division St	0.59mi	3/1.0	1,040 (-2%)	22mo	$80,000	$77	48
310 Kavanaugh	0.24mi	2/1.0 (-1)	900 (-15%)	20mo	$39,500	$44	39

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: 33.0%
• Equity multiple: 3.58×
• Total profit: $64,904
• Equity at exit: $81,079

10-year hold

• IRR: 28.5%
• Equity multiple: 8.09×
• Total profit: $178,610
• Equity at exit: $174,850

Cash invested: $25,200 (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 62275

• Home prices YoY: 19.8%
• Active inventory: 8
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $250

Break-even live

Break-even rent $734

Max offer price $90,000

Occupancy floor 71%

Sensitivity live

Price	-10% $301	-5% $275	+0% $250	+5% $224	+10% $199
Rent	-10% $167	-5% $208	+0% $250	+5% $291	+10% $333
Rate	-1.0pp $295	-0.5pp $273	base $250	+0.5pp $226	+1.0pp $203

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-02
   days on market $90,000 Active 15 DOM
2. 2026-06-01
   days on market $90,000 Active 14 DOM
3. 2026-05-31
   days on market $90,000 Active 13 DOM
4. 2026-05-31
   days on market $90,000 Active 12 DOM
5. 2026-05-18
   listed $90,000 Active
6. 2022-01-24
   soldstatus $72,500
7. 2022-01-18
   status Pending 500-char remark

   Show marketing remark (500 chars)

   Freshly power washed, new roof, freshly painted front door and shutters as well as new flooring in this move-in ready home. Split bedroom floor plan, 3 bedrooms, 2 bathrooms, and all stainless steel appliances (newer) stay! Nice tree-lined lot size that is private with a large deck to entertain/barbecue on. Call your favorite agent and check out this adorable home! Inspections are welcome, the seller will do no repairs. Seller is having fresh rock brought in for the parking area prior to closing

8. 2022-01-18
   soldstatus Closed 500-char remark

   Show marketing remark (500 chars)

   Freshly power washed, new roof, freshly painted front door and shutters as well as new flooring in this move-in ready home. Split bedroom floor plan, 3 bedrooms, 2 bathrooms, and all stainless steel appliances (newer) stay! Nice tree-lined lot size that is private with a large deck to entertain/barbecue on. Call your favorite agent and check out this adorable home! Inspections are welcome, the seller will do no repairs. Seller is having fresh rock brought in for the parking area prior to closing

9. 2021-12-21
   historical Active Under Contract 500-char remark

   Show marketing remark (500 chars)

   Freshly power washed, new roof, freshly painted front door and shutters as well as new flooring in this move-in ready home. Split bedroom floor plan, 3 bedrooms, 2 bathrooms, and all stainless steel appliances (newer) stay! Nice tree-lined lot size that is private with a large deck to entertain/barbecue on. Call your favorite agent and check out this adorable home! Inspections are welcome, the seller will do no repairs. Seller is having fresh rock brought in for the parking area prior to closing

10. 2021-12-16
    price $72,500 500-char remark

    Show marketing remark (500 chars)

    Freshly power washed, new roof, freshly painted front door and shutters as well as new flooring in this move-in ready home. Split bedroom floor plan, 3 bedrooms, 2 bathrooms, and all stainless steel appliances (newer) stay! Nice tree-lined lot size that is private with a large deck to entertain/barbecue on. Call your favorite agent and check out this adorable home! Inspections are welcome, the seller will do no repairs. Seller is having fresh rock brought in for the parking area prior to closing

11. 2021-12-07
    listed $75,000 Active 500-char remark

    Show marketing remark (500 chars)

    Freshly power washed, new roof, freshly painted front door and shutters as well as new flooring in this move-in ready home. Split bedroom floor plan, 3 bedrooms, 2 bathrooms, and all stainless steel appliances (newer) stay! Nice tree-lined lot size that is private with a large deck to entertain/barbecue on. Call your favorite agent and check out this adorable home! Inspections are welcome, the seller will do no repairs. Seller is having fresh rock brought in for the parking area prior to closing

12. 2021-12-01
    soldstatus $65,000
13. 2021-11-23
    soldstatus Closed 282-char remark

    Show marketing remark (282 chars)

    Recently Updated Three Bed Two Bath Home! This move in ready home has new flooring, new paint and new roof. Split bedroom floor plan, large living room, Kitchen has pantry and all appliances stay. Laundry room with washer & dryer included. Secluded back yard with large deck.

14. 2021-11-18
    status Pending 282-char remark

    Show marketing remark (282 chars)

    Recently Updated Three Bed Two Bath Home! This move in ready home has new flooring, new paint and new roof. Split bedroom floor plan, large living room, Kitchen has pantry and all appliances stay. Laundry room with washer & dryer included. Secluded back yard with large deck.

15. 2021-10-27
    historical Active Under Contract 282-char remark

    Show marketing remark (282 chars)

    Recently Updated Three Bed Two Bath Home! This move in ready home has new flooring, new paint and new roof. Split bedroom floor plan, large living room, Kitchen has pantry and all appliances stay. Laundry room with washer & dryer included. Secluded back yard with large deck.

16. 2021-10-25
    price $69,900 282-char remark

    Show marketing remark (282 chars)

    Recently Updated Three Bed Two Bath Home! This move in ready home has new flooring, new paint and new roof. Split bedroom floor plan, large living room, Kitchen has pantry and all appliances stay. Laundry room with washer & dryer included. Secluded back yard with large deck.

17. 2021-10-15
    price $74,900 282-char remark

    Show marketing remark (282 chars)

    Recently Updated Three Bed Two Bath Home! This move in ready home has new flooring, new paint and new roof. Split bedroom floor plan, large living room, Kitchen has pantry and all appliances stay. Laundry room with washer & dryer included. Secluded back yard with large deck.

18. 2021-10-06
    listed $79,000 Active 282-char remark

    Show marketing remark (282 chars)

    Recently Updated Three Bed Two Bath Home! This move in ready home has new flooring, new paint and new roof. Split bedroom floor plan, large living room, Kitchen has pantry and all appliances stay. Laundry room with washer & dryer included. Secluded back yard with large deck.

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$599/yr (+$50/mo · 71.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,599
• − Mortgage interest: −$5,041
• − Property taxes: −$844
• − Insurance: −$450
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,618
• Taxable income: $1,629
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $2,604/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: Bond County CUSD 2
• NCES district ID: 1717730
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $51,996
• Composite: 35.52/100
• National rank: #9740
• State rank: #345 of 919 in IL

Livability — Pocahontas

• Score: 61/100
• State rank: #893
• US rank: #17406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocahontas, IL
• Population (ZIP): 2,942

Population outlook (Bond County) Hauer SSP2

• Today (2025): 15,651 people
• By 2030: 15,008 · -4.1%
• By 2040: 13,490 · -13.8%
• By 2050: 12,002 · -23.3%
• By 2075: 9,019 · -42.4%
• By 2100: 6,539 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Romanian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Bond

• 2024 margin: Solid R (+44.8) · D 26.5% · R 71.3% · Other 2.2%
• 2008→2024 swing: -43.5pp toward R · 2008: -1.3pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.0 2016: R+37.8 2012: R+14.7 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.53%
• Current HPI: 208.91
• 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

+13.9% since first listed

14 events — show timeline

• 2026-05-18 Listed $90,000 MARIS as Distributed by MLS Grid
• 2022-01-24 Sold (Public Records) $72,500 Public Records
• 2022-01-18 Pending — MARIS as Distributed by MLS Grid
• 2022-01-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-12-21 Contingent — MARIS as Distributed by MLS Grid
• 2021-12-16 Price Changed $72,500 MARIS as Distributed by MLS Grid
• 2021-12-07 Listed $75,000 MARIS as Distributed by MLS Grid
• 2021-12-01 Sold (Public Records) $65,000 Public Records
• 2021-11-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-11-18 Pending — MARIS as Distributed by MLS Grid
• 2021-10-27 Contingent — MARIS as Distributed by MLS Grid
• 2021-10-25 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2021-10-15 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2021-10-06 Listed $79,000 MARIS as Distributed by MLS Grid

Property tax history

+28.6%/yr

Latest (2024): $844 · -3.0% YoY. Source: county tax records.