105 S Hill St · Sorento, IL 62086

$49,900

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 38 Days on market

Built 1900 0.47 ac lot $47/sqft · 57% below area ↓ 18% 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
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks

Opportunity awaits in this charming rural property full of potential! Nestled in a small-town setting with a spacious country feel, this 2 bedroom, 1 bathroom home is ready for someone with vision and creativity to bring it back to life. Featuring a cozy living room fireplace, separate dining room perfect for gatherings, and a breezeway connecting the home to the attached 1-car garage, the layout offers a wonderful foundation for renovation. Enjoy the peaceful atmosphere of country-style living while creating the home you've always dreamed of. Bring your imagination, renovation ideas, and personal touch this could become your forever rural retreat! Buyer/Buyer agent to verify information.

Key facts

• Separate dining room
• 0.47 acre lot
• Garage

Tags

• COZY LIVING ROOM FIREPLACE
• SEPARATE DINING ROOM
• BREEZEWAY CONNECTING HOME

Property features AI

Finance

• Other: Living area reported as 1,064 (public records); Lot approximately 0.47 acres (150 x 146)
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Single phase electric
• Home design: Single family residence; One story; Residential property
• Construction: Vinyl siding; Other foundation
• Exterior features: Patio; Partial fencing; Corner, level lot

Interior

• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Living room fireplace; Ceiling fan(s); Central air

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,351 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities 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.
• Market conditions: 7 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 $5k of equity ($345 loan paydown + $5k appreciation (9.2% 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 (9.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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: 1.96% ✓
• Cap rate: 16.02%
• Cash-on-cash: 34.75%
• DSCR: 2.55
• GRM: 4.2

CMA / ARV

• ARV (median comp): $116,308
• List price: $49,900
• Delta: -57.10%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 E Taylor St	0.32mi	3/1.0 (+1)	1,008 (-5%)	5mo	$125,000	$124	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.8%
• Equity multiple: 4.61×
• Total profit: $50,404
• Equity at exit: $42,216

10-year hold

• IRR: 44.1%
• Equity multiple: 10.14×
• Total profit: $127,655
• Equity at exit: $88,275

Cash invested: $13,972 (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 62086

• Home prices YoY: 9.0%
• Active inventory: 7
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $405

Break-even live

Break-even rent $468

Max offer price $49,900

Occupancy floor 54%

Sensitivity live

Price	-10% $433	-5% $419	+0% $405	+5% $391	+10% $376
Rent	-10% $327	-5% $366	+0% $405	+5% $443	+10% $482
Rate	-1.0pp $430	-0.5pp $417	base $405	+0.5pp $392	+1.0pp $379

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $49,900 Active 38 DOM
2. 2026-06-18
   days on market $49,900 Active 36 DOM
3. 2026-06-17
   days on market $49,900 Active 35 DOM
4. 2026-06-16
   days on market $49,900 Active 34 DOM
5. 2026-06-15
   days on market $49,900 Active 33 DOM
6. 2026-06-13
   pricedays on market $49,900 Active 31 DOM
7. 2026-06-12
   days on market $59,900 Active 30 DOM
8. 2026-06-09
   days on market $59,900 Active 27 DOM
9. 2026-06-08
   days on market $59,900 Active 26 DOM
10. 2026-06-07
    days on market $59,900 Active 25 DOM
11. 2026-06-07
    days on market $59,900 Active 24 DOM
12. 2026-06-04
    days on market $59,900 Active 21 DOM
13. 2026-06-02
    days on market $59,900 Active 20 DOM
14. 2026-06-01
    days on market $59,900 Active 19 DOM
15. 2026-05-31
    days on market $59,900 Active 18 DOM
16. 2026-05-31
    days on market $59,900 Active 17 DOM
17. 2026-05-13
    listed $59,900 Active 697-char remark
18. 2003-06-05
    soldstatus $60,650

ⓘ 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: $1,043 · $87/mo
• Projected year-2 tax: $1,088 · $91/mo
• Expected delta: +$45/yr (+$4/mo · 4.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,757
• − Mortgage interest: −$2,795
• − Property taxes: −$1,043
• − Insurance: −$250
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$1,452
• Taxable income: $4,337
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $3,815/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 — Sorento

• Score: 46/100
• State rank: #1351
• US rank: #26401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sorento, IL
• Population (ZIP): 1,399

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 (90%)
• Race & ethnicity: White 90% Native American 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1%

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: ▲ 9.24%
• Current HPI: 111.61
• 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

-17.7% since first listed

3 events — show timeline

• 2026-06-13 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $59,900 MARIS as Distributed by MLS Grid
• 2003-06-05 Sold (Public Records) $60,650 Public Records

Property tax history

-0.7%/yr

Latest (2024): $1,043 · +3.1% YoY. Source: county tax records.