108 S Ash St · Raymond, IL 62560

$89,900

2 bd · 1.0 ba · 1,122 sqft · SingleFamily · 31 Days on market

Built 1900 10,650 sqft lot Est $96k · 7% 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 +19.4/30.0
• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Clean 2 bedroom home on 1.5 lots, 2 car Concrete block detached Garage, and 10x12 Utility Shed. Metal Roofs on all. Wooden Porch and ramp added on front of home. Furnace in 2016, 2 gal. water heater under sink for quicker hot water.

Key facts

• 10x12 utility shed
• Wooden porch
• Metal roofs

Tags

• CONCRETE BLOCK DETACHED GARAGE
• 10X12 UTILITY SHED
• METAL ROOFS
• WOODEN PORCH

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1900
• Construction: Metal roof; Not new construction
• Exterior features: Shed(s); Level lot; Paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet in living areas and bedrooms; Vinyl in kitchen and bath
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane; propane rented); Central air conditioning
• Interior features: Dryer; Refrigerator; Washer; Crawl space basement; High-efficiency heating
• Laundry & utility: Laundry room on main level; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($913 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#802 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Panhandle CUSD 2 (rural): math 18% / reading 27% proficiency, ranked #374 of 620 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Raymond Grade School (math 22% / reading 32%, grade F, #749 of 2,056 statewide, top 40%, 106 students, 0% FRL); Lincolnwood Jr High School (math 12% / reading 22%, grade F, #460 of 665 statewide, top 72%, 97 students, 0% FRL); Lincolnwood High School (math 24% / reading 24%, grade F, #256 of 693 statewide, top 44%, 141 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 12 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 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?
5. 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?
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: 1.02% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $96,492
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 N Prairie St	0.59mi	3/1.0 (+1)	1,215 (+8%)	22mo	$105,000	$86	35

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 3.20×
• Total profit: $55,342
• Equity at exit: $80,989

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $157,993
• Equity at exit: $174,656

Cash invested: $25,172 (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 62560

• Home prices YoY: 6.4%
• Active inventory: 6
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $913 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $100

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 84%

Sensitivity live

Price	-10% $162	-5% $131	+0% $100	+5% $69	+10% $38
Rent	-10% $28	-5% $64	+0% $100	+5% $136	+10% $172
Rate	-1.0pp $145	-0.5pp $123	base $100	+0.5pp $77	+1.0pp $53

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $89,900 Active 31 DOM
2. 2026-06-21
   days on market $89,900 Active 30 DOM
3. 2026-06-18
   days on market $89,900 Active 28 DOM
4. 2026-06-17
   days on market $89,900 Active 27 DOM
5. 2026-06-16
   days on market $89,900 Active 26 DOM
6. 2026-06-15
   days on market $89,900 Active 25 DOM
7. 2026-06-13
   days on market $89,900 Active 23 DOM
8. 2026-06-12
   days on market $89,900 Active 22 DOM
9. 2026-06-09
   days on market $89,900 Active 19 DOM
10. 2026-06-08
    days on market $89,900 Active 18 DOM
11. 2026-06-07
    days on market $89,900 Active 17 DOM
12. 2026-06-07
    days on market $89,900 Active 16 DOM
13. 2026-06-04
    days on market $89,900 Active 13 DOM
14. 2026-06-02
    days on market $89,900 Active 12 DOM
15. 2026-06-01
    days on market $89,900 Active 11 DOM
16. 2026-05-31
    days on market $89,900 Active 10 DOM
17. 2026-05-31
    days on market $89,900 Active 9 DOM
18. 2026-05-21
    listed $89,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $10,955
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$2,615
• Taxable loss: −$247
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $1,259/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: Panhandle CUSD 2
• NCES district ID: 1730660
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $49,721
• Composite: 19.92/100
• National rank: #8680
• State rank: #374 of 620 in IL

Livability — Raymond

• Score: 63/100
• State rank: #802
• US rank: #15895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raymond, IL
• Population (ZIP): 1,489

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 27,471 people
• By 2030: 26,410 · -3.9%
• By 2040: 24,233 · -11.8%
• By 2050: 21,948 · -20.1%
• By 2075: 16,686 · -39.3%
• By 2100: 11,369 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2%
• Common ancestry: Lithuanian 4% Slovak 4% Serbian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 2%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+44.0) · D 27.1% · R 71.1% · Other 1.8%
• 2008→2024 swing: -46.7pp toward R · 2008: 2.6pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.0 2016: R+40.0 2012: R+14.2 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.97%
• Current HPI: 197.9875
• 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

1 event — show timeline

• 2026-05-21 Listed $89,900 RMLSA as Distributed by MLS Grid