8809 E 3100 North Rd · Potomac, IL 61865

$79,000

2 bd · 1.0 ba · 1,505 sqft · Other · 14 Days on market

Built 1940 1.92 ac lot

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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 +24.4/30.0
• 1% rule +8.5/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2-bedroom, 1-bathroom home sits on 1.92 acres in the heart of the country! Bring your imagination when you tour this property! Selling as-is.

Key facts

• Nearly 2 acres
• New heating system
• New fence

Tags

• NEARLY 2 ACRES
• NEW FENCE
• UPDATED ELECTRICAL WIRING
• NEW HEATING SYSTEM
• NEW WATER WELL MOTORS
• NEWLY CONSTRUCTED STRUCTURE

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: One parking space; Other parking features
• Utilities: Well water; Septic tank; Propane
• Home design: Detached single-family home; One-story
• Construction: Aluminum siding; Built 81–90 years ago; Built before 1978
• Exterior features: Well water; Septic tank

Interior

• Kitchen: Range; Freezer
• Bedrooms: 2 bedrooms (Master and second bedroom on main level)
• Flooring: Hardwood flooring in living room, family room, dining room, master bedroom and second bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating
• Interior features: Unfinished full basement; Six total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).

Location & tenants

• Location reads 61/100 on livability (#923 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: employment D, schools F, amenities F.
• Market conditions: 1 active listings in the ZIP; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($546 loan paydown + $3k appreciation (4.2% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $30k; list at $79k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.13×
• Total profit: $24,917
• Equity at exit: $40,943

10-year hold

• IRR: 19.1%
• Equity multiple: 4.10×
• Total profit: $68,573
• Equity at exit: $67,684

Cash invested: $22,120 (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 61865

• Home prices YoY: 2.5%
• Active inventory: 1
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$234 /mo · $2,813/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $160

Break-even live

Break-even rent $863

Max offer price $79,000

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $79,000 Active 14 DOM
2. 2026-06-17
   days on market $79,000 Active 13 DOM
3. 2026-06-16
   days on market $79,000 Active 12 DOM
4. 2026-06-15
   days on market $79,000 Active 11 DOM
5. 2026-06-14
   days on market $79,000 Active 9 DOM
6. 2026-06-13
   days on market $79,000 Active 8 DOM
7. 2026-06-10
   days on market $79,000 Active 6 DOM
8. 2026-06-09
   days on market $79,000 Active 5 DOM
9. 2026-06-08
   days on market $79,000 Active 4 DOM
10. 2026-06-07
    days on market $79,000 Active 3 DOM
11. 2026-06-05
    remarks 694-char remark
12. 2026-06-05
    listed $79,000 Active 1 DOM

ⓘ 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: $2,813 · $234/mo
• Projected year-2 tax: $2,813 · $234/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 3/10 Moderate 7 d/yr ≥104°F today · 18 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,788
• − Mortgage interest: −$4,425
• − Property taxes: −$2,813
• − Insurance: −$395
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$2,298
• Taxable income: $810
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $1,728/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)

No district data.

Livability — Potomac

• Score: 61/100
• State rank: #923
• US rank: #17916

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,161
• Population (ZIP): 1,161

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.19%
• Current HPI: 170.1884
• 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

+163.3% since first listed

9 events — show timeline

• 2026-06-04 Listed $79,000 MRED as Distributed by MLS Grid
• 2025-07-12 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-22 Listed — MRED as Distributed by MLS Grid
• 2024-11-01 Sold (MLS) $30,000 CIBR
• 2024-10-18 Pending — CIBR
• 2024-10-09 Listed $34,900 CIBR
• 1986-03-04 Sold (Public Records) $33,000 Public Records
• 1977-12-20 Sold (Public Records) $35,000 Public Records
• 1977-11-21 Sold (Public Records) $30,000 Public Records

Property tax history

+6.8%/yr

Latest (2024): $2,813 · +34.9% YoY. Source: county tax records.