442 S Hamilton St · Monticello, IL 61856

$155,000

2 bd · 1.0 ba · 873 sqft · SingleFamily · 1 Days on market

10,450 sqft lot Est $146k · 6% 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 +21.1/30.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• ARV discount +4.7/15.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

sold at list.

Key facts

• 0.24 acre lot
• Garage

Property features AI

Finance

• Other: Fee simple ownership; Possession at closing
• HOA & community: No master association fees

Exterior

• Parking: Detached garage (1 garage space; 1 total parking space); Garage owned
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Vinyl siding; Built before 1978
• Exterior features: Lot approximately 110 x 95; Less than 0.25 acre lot

Interior

• Kitchen: Kitchen (14 x 12)
• Bedrooms: 3 bedrooms (master, plus bedroom 2 - 11 x 10, bedroom 3, bedroom 4) — main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Window air conditioning units
• Interior features: Unfinished full basement; 4 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $222 ($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 $150k (3.4% below list).
• Recommended offer: $150k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.5% in Monticello — 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 82/100 on livability (#69 in IL, #1,132 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Monticello CUSD 25 (town): math 30% / reading 51% proficiency, ranked #123 of 620 in IL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Monticello Middle School (math 25% / reading 56%, grade F, #136 of 665 statewide, top 21%, 379 students, 0% FRL); Monticello High School (math 32% / reading 42%, grade F, #107 of 693 statewide, top 17%, 476 students, 0% FRL) — zoned schools average 0% FRL vs 15% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 47 active listings in the ZIP; 34 units permitted in Piatt County in 2024 (0 in 5+ unit buildings).

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.
• Piatt County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

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

Recommended offer $149,679 (3.4% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
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: 0.97% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $145,791
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
442 S Hamilton St	0.00mi	2/1.0	873 (0%)	0mo	$145,000	$166	100
708 S Emerson St	0.16mi	3/1.0 (+1)	880 (+1%)	6mo	$179,000	$203	81
707 Emerson St	0.18mi	3/1.0 (+1)	864 (-1%)	8mo	$128,000	$148	78
419 S Hamilton St	0.06mi	2/1.0	956 (+10%)	6mo	$85,000	$89	77
411 E Lincoln St	0.50mi	2/1.0	840 (-4%)	1mo	$139,950	$167	70
413 E Lincoln St	0.51mi	2/1.0	902 (+3%)	3mo	$160,000	$177	68
708 E Center St	0.46mi	1/1.0 (-1)	845 (-3%)	0mo	$145,000	$172	68
809 S Longview Rd	0.23mi	3/1.0 (+1)	986 (+13%)	7mo	$210,000	$213	57
517 N Buchanan St	0.50mi	2/1.0	919 (+5%)	15mo	$176,000	$192	55
309 E Lincoln St	0.50mi	2/1.0	953 (+9%)	14mo	$135,000	$142	50
718 W Bristow St	0.52mi	2/1.0	986 (+13%)	10mo	$148,000	$150	46
116 E High St	0.47mi	2/1.0	1,002 (+15%)	17mo	$159,900	$160	39

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-11,047
• Equity at exit: $23,111

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $8,371
• Equity at exit: $13,402

Cash invested: $43,400 (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 61856

• Active inventory: 47
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $222

Break-even live

Break-even rent $1,216

Max offer price $155,000

Occupancy floor 80%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-15
   status Pending
2. 2026-05-14
   listed $155,000 Active
3. 2024-05-31
   soldstatus $139,900
4. 2024-03-13
   soldstatus $70,000 Closed 13-char remark

   Show marketing remark (13 chars)

   sold at list.

5. 2024-03-04
   status Pending 13-char remark

   Show marketing remark (13 chars)

   sold at list.

6. 2024-03-04
   historical 13-char remark

   Show marketing remark (13 chars)

   sold at list.

7. 2024-02-21
   status Pending 13-char remark

   Show marketing remark (13 chars)

   sold at list.

8. 2024-02-21
   listed $70,000 Active 13-char remark

   Show marketing remark (13 chars)

   sold at list.

9. 2023-05-16
   historical 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2023-05-16
    soldstatus $79,900 Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2023-05-16
    soldstatus $70,000

    Show marketing remark (31 chars)

    There are no remarks available.

12. 2023-03-22
    status Pending 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

13. 2023-03-21
    listed $79,900 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $2,260 · $188/mo
• Expected delta: +$1,259/yr (+$105/mo · 125.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $17,961
• − Mortgage interest: −$8,682
• − Property taxes: −$1,001
• − Insurance: −$775
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$4,509
• Taxable income: $120
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $2,631/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: Monticello CUSD 25
• NCES district ID: 1726550
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $69,919
• Composite: 36.73/100
• National rank: #4590
• State rank: #123 of 620 in IL

Livability — Monticello

• Score: 82/100
• State rank: #69
• US rank: #1132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, IL
• City population: 8,110
• Population (ZIP): 8,110

Population outlook (Piatt County) Hauer SSP2

• Today (2025): 15,501 people
• By 2030: 14,978 · -3.4%
• By 2040: 13,805 · -10.9%
• By 2050: 12,563 · -19.0%
• By 2075: 9,916 · -36.0%
• By 2100: 7,295 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Piatt

• 2024 margin: Solid R (+30.5) · D 33.7% · R 64.3% · Other 2.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -12.6pp · 2024: -30.5pp
• All cycles: 2024: R+30.5 2020: R+29.6 2016: R+33.6 2012: R+26.8 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.96%
• Current HPI: 160.6145
• 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

+94.0% since first listed

13 events — show timeline

• 2026-05-15 Pending — MRED as Distributed by MLS Grid
• 2026-05-14 Listed $155,000 MRED as Distributed by MLS Grid
• 2024-05-31 Sold (Public Records) $139,900 Public Records
• 2024-03-13 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2024-03-04 Pending — MRED as Distributed by MLS Grid
• 2024-03-04 Listing Removed — MRED as Distributed by MLS Grid
• 2024-02-21 Pending — MRED as Distributed by MLS Grid
• 2024-02-21 Listed $70,000 MRED as Distributed by MLS Grid
• 2023-05-16 Listing Removed — MRED as Distributed by MLS Grid
• 2023-05-16 Sold (Public Records) $70,000 Public Records
• 2023-05-16 Sold (MLS) $79,900 MRED as Distributed by MLS Grid
• 2023-03-22 Pending — MRED as Distributed by MLS Grid
• 2023-03-21 Listed $79,900 MRED as Distributed by MLS Grid

Property tax history

-2.3%/yr

Latest (2024): $1,001 · -25.9% YoY. Source: county tax records.