114 E Ebony St · Thayer, IL 62689

$85,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily · 19 Days on market

Built 1936 7,000 sqft lot Est $93k · 9% under

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Why this score? — see what drove the C+ 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 +21.8/30.0
• ARV discount +11.3/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Small town living at it's finest! This super cute Thayer home sits on a corner lot with a ton of usable space! Fully fenced back yard offers privacy galore, and is the perfect spot to kick your feet up at the fire-pit. Detached 1 car garage is an added bonus. Inside you will find a large living room area with refinished original hardwood flooring spanning the living room and both bedrooms. Updated bath with walk-in shower and replaced vanity and toilet! Super spacious kitchen has an abundance of updated white cabinetry, useful island and dine in area. Main floor laundry saves you effort of going downstairs, but the basement is good for additional storage. This property has served as an in

Key facts

• Updated bath
• Fire-pit
• Walk-in shower

Tags

• CORNER LOT
• FULLY FENCED BACK YARD
• FIRE-PIT
• DETACHED GARAGE
• UPDATED BATH
• WALK-IN SHOWER

Property features AI

Exterior

• Parking: Detached gravel garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1936; Single-story main level with upper, lower and basement levels
• Construction: Built in 1936
• Exterior features: Shingle roof; Level lot

Interior

• Kitchen: Tile flooring in kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood floors in bedrooms and living room; Tile in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full unfinished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#643 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools D, amenities F.
• Market conditions: 4 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 225 units permitted in Sangamon County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Sangamon County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $35k; list at $85k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.00% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $92,916
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 E Teak St	0.11mi	2/1.0	1,026 (-2%)	11mo	$99,000	$96	83
306 W Elm St	0.28mi	2/1.0	1,010 (-3%)	19mo	$90,000	$89	66
411 E Teak St	0.30mi	3/1.0 (+1)	1,100 (+5%)	22mo	$57,500	$52	54
215 N Cleveland	0.21mi	2/1.0	900 (-14%)	17mo	$19,900	$22	53

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: 13.7%
• Equity multiple: 1.78×
• Total profit: $18,634
• Equity at exit: $38,220

10-year hold

• IRR: 15.6%
• Equity multiple: 3.29×
• Total profit: $54,537
• Equity at exit: $58,901

Cash invested: $23,800 (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 62689

• Active inventory: 4
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $132

Break-even live

Break-even rent $683

Max offer price $85,000

Occupancy floor 79%

Sensitivity live

Price	-10% $180	-5% $156	+0% $132	+5% $108	+10% $84
Rent	-10% $65	-5% $98	+0% $132	+5% $166	+10% $199
Rate	-1.0pp $175	-0.5pp $154	base $132	+0.5pp $110	+1.0pp $88

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 E Elm St Thayer, IL	2.0	1.0	800	$850	$1.06	44d	1	0.11mi

Listing history 23 events

1. 2026-06-13
   statusdays on market $85,000 Pending 19 DOM
2. 2026-06-12
   days on market $85,000 Active 18 DOM
3. 2026-06-09
   days on market $85,000 Active 15 DOM
4. 2026-06-08
   days on market $85,000 Active 14 DOM
5. 2026-06-07
   days on market $85,000 Active 13 DOM
6. 2026-06-07
   days on market $85,000 Active 12 DOM
7. 2026-06-04
   days on market $85,000 Active 9 DOM
8. 2026-06-02
   days on market $85,000 Active 8 DOM
9. 2026-06-01
   days on market $85,000 Active 7 DOM
10. 2026-05-31
    days on market $85,000 Active 6 DOM
11. 2026-05-31
    days on market $85,000 Active 5 DOM
12. 2026-05-13
    status Pending
13. 2026-05-08
    listed $85,000 Active
14. 2021-08-06
    historical
15. 2021-08-06
    historical
16. 2021-08-06
    historical
17. 2018-05-02
    soldstatus $35,000
18. 2018-05-02
    soldstatus $35,000
19. 2017-12-31
    listed $39,900
20. 2011-09-16
    soldstatus $32,400
21. 2011-05-18
    listed $32,400
22. 2007-09-21
    soldstatus $56,000
23. 2007-01-26
    listed $59,900

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $1,314 · $110/mo
• Expected delta: +$615/yr (+$51/mo · 88.0%)

ⓘ 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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,200
• − Mortgage interest: −$4,761
• − Property taxes: −$699
• − Insurance: −$425
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,473
• Taxable income: $210
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $1,534/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 — Thayer

• Score: 65/100
• State rank: #643
• US rank: #13143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thayer, IL
• Population (ZIP): 627

Population outlook (Sangamon County) Hauer SSP2

• Today (2025): 198,317 people
• By 2030: 196,127 · -1.1%
• By 2040: 188,664 · -4.9%
• By 2050: 179,624 · -9.4%
• By 2075: 155,027 · -21.8%
• By 2100: 122,588 · -38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Asian 2%
• Common ancestry: Portuguese 3% Lithuanian 2% Danish 1%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Sangamon

• 2024 margin: Toss-up / Even · D 46.6% · R 51.6% · Other 1.8%
• 2008→2024 swing: -9.3pp toward R · 2008: 4.4pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.4 2016: R+9.4 2012: R+8.7 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+41.9% since first listed

12 events — show timeline

• 2026-05-13 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-08 Listed $85,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-05-02 Sold (Public Records) $35,000 Public Records
• 2018-05-02 Sold (MLS) $35,000 RMLSA as Distributed by MLS Grid
• 2017-12-31 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2011-09-16 Sold (MLS) $32,400 RMLSA as Distributed by MLS Grid
• 2011-05-18 Listed $32,400 RMLSA as Distributed by MLS Grid
• 2007-09-21 Sold (MLS) $56,000 RMLSA as Distributed by MLS Grid
• 2007-01-26 Listed $59,900 RMLSA as Distributed by MLS Grid

Property tax history

-1.5%/yr

Latest (2024): $699 · +16.3% YoY. Source: county tax records.