1102 Highland St · Benton, IL 62812

$59,900

5 bd · 1.5 ba · 2,102 sqft · SingleFamily · 120 Days on market

Built 1964 784 sqft lot ↓ 25% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this great corner home with lots of curb appeal! Very well maintained home. 5 bed, 2 bath, large kitchen with nice quality oak cabinetry, informal dinning room, a large living room and utility/pantry room with plenty of additional counter and cabinet space. There is separate entrance to an office that was previously used for a home business. The landscaping outside and attention to detail is what sets this house apart from the others. Nice patio area, mature trees, detached garage and storage shed.

Key facts

• Eat in area
• Patio area
• Extra room

Tags

• CORNER LOT
• PATIO AREA
• STORAGE SHED
• LARGE KITCHEN
• EAT IN AREA
• EXTRA ROOM

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 2 parking spaces (total 2 spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Built before 1978 (older home)
• Construction: Vinyl siding exterior; Asphalt roof; Block foundation; Estimated age: 61–70 years
• Exterior features: Deck; Porch

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 5 bedrooms (Master on main; additional bedrooms on main and second levels)
• Flooring: Hardwood flooring in living room, master bedroom and one main bedroom; Carpet in several bedrooms and den; Other flooring in kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: 8 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 5.4% in Benton — 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 63/100 on livability (#785 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• BentonConsolidatedHsd 103 (town): math 20% / reading 20% proficiency, ranked #727 of 919 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Benton Cons High School (math 17% / reading 27%, grade F, #319 of 693 statewide, top 50%, 577 students, 0% FRL).
• Market conditions: 75 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.17% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.01%
• DSCR: 2.78
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $191,282
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Bailey Ln	0.18mi	4/2.0 (-1)	1,842 (-12%)	0mo	$167,000	$91	64

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 2.55×
• Total profit: $25,962
• Equity at exit: $8,931

10-year hold

• IRR: 43.1%
• Equity multiple: 5.10×
• Total profit: $68,685
• Equity at exit: $5,179

Cash invested: $16,772 (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 62812

• Active inventory: 75
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$131 /mo · $1,566/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $559

Break-even live

Break-even rent $594

Max offer price $59,900

Occupancy floor 52%

Sensitivity live

Price	-10% $593	-5% $576	+0% $559	+5% $542	+10% $525
Rent	-10% $456	-5% $508	+0% $559	+5% $611	+10% $662
Rate	-1.0pp $589	-0.5pp $574	base $559	+0.5pp $544	+1.0pp $528

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-19
   status Pending
2. 2026-04-28
   price $59,900
3. 2026-03-30
   price $69,900
4. 2026-03-03
   price $74,900
5. 2026-01-19
   listed $79,900 Active
6. 2022-03-24
   soldstatus $73,500 518-char remark

   Show marketing remark (518 chars)

   Come check out this great corner home with lots of curb appeal! Very well maintained home. 5 bed, 2 bath, large kitchen with nice quality oak cabinetry, informal dinning room, a large living room and utility/pantry room with plenty of additional counter and cabinet space. There is separate entrance to an office that was previously used for a home business. The landscaping outside and attention to detail is what sets this house apart from the others. Nice patio area, mature trees, detached garage and storage shed.

7. 2022-03-24
   soldstatus $73,500 518-char remark

   Show marketing remark (518 chars)

   Come check out this great corner home with lots of curb appeal! Very well maintained home. 5 bed, 2 bath, large kitchen with nice quality oak cabinetry, informal dinning room, a large living room and utility/pantry room with plenty of additional counter and cabinet space. There is separate entrance to an office that was previously used for a home business. The landscaping outside and attention to detail is what sets this house apart from the others. Nice patio area, mature trees, detached garage and storage shed.

8. 2022-02-03
   listed $79,900 518-char remark

   Show marketing remark (518 chars)

   Come check out this great corner home with lots of curb appeal! Very well maintained home. 5 bed, 2 bath, large kitchen with nice quality oak cabinetry, informal dinning room, a large living room and utility/pantry room with plenty of additional counter and cabinet space. There is separate entrance to an office that was previously used for a home business. The landscaping outside and attention to detail is what sets this house apart from the others. Nice patio area, mature trees, detached garage and storage shed.

9. 2022-02-03
   listed $79,900 518-char remark

   Show marketing remark (518 chars)

   Come check out this great corner home with lots of curb appeal! Very well maintained home. 5 bed, 2 bath, large kitchen with nice quality oak cabinetry, informal dinning room, a large living room and utility/pantry room with plenty of additional counter and cabinet space. There is separate entrance to an office that was previously used for a home business. The landscaping outside and attention to detail is what sets this house apart from the others. Nice patio area, mature trees, detached garage and storage shed.

10. 2021-11-15
    historical
11. 2021-11-12
    historical

ⓘ 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: $1,566 · $131/mo
• Projected year-2 tax: $1,566 · $131/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 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,627
• − Mortgage interest: −$3,355
• − Property taxes: −$1,566
• − Insurance: −$300
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$1,743
• Taxable income: $6,163
• Est. tax owed @ 24.0%: −$1,479
• After-tax cash flow: $5,231/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: BentonConsolidatedHsd 103
• NCES district ID: 1705970
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $35,473
• Composite: 19.77/100
• National rank: #13902
• State rank: #727 of 919 in IL

Livability — Benton

• Score: 63/100
• State rank: #785
• US rank: #15667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton, IL
• City population: 11,441
• Population (ZIP): 11,441

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 1% · Vietnam, Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.17%
• Current HPI: 109.0501
• 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

-25.0% since first listed

11 events — show timeline

• 2026-05-19 Pending — MRED as Distributed by MLS Grid
• 2026-04-28 Price Changed $59,900 MRED as Distributed by MLS Grid
• 2026-03-30 Price Changed $69,900 MRED as Distributed by MLS Grid
• 2026-03-03 Price Changed $74,900 MRED as Distributed by MLS Grid
• 2026-01-19 Listed $79,900 MRED as Distributed by MLS Grid
• 2022-03-24 Sold (MLS) $73,500 RMLSA as Distributed by MLS Grid
• 2022-03-24 Sold (MLS) $73,500 MRED as Distributed by MLS Grid
• 2022-02-03 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2022-02-03 Listed $79,900 MRED as Distributed by MLS Grid
• 2021-11-15 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-11-12 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+21.1%/yr

Latest (2024): $1,566 · +10.7% YoY. Source: county tax records.