108 S Arthur Ave · Manito, IL 61546

$54,900

1 bd · 1.0 ba · 816 sqft · SingleFamily · 27 Days on market

Built 1952 4,650 sqft lot Est $76k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy, comfortable one bedroom home located in the heart of Manito. Home features hardwood floors, 3 ceiling fans, custon blinds in living room and bedroom, back-up ventless heater in kitchen, and attached garage with a great breezeway. Beautifully remodeled bathroom with sink and tile work commissioned by local artist. All single level living with generous room sizes, and main floor laundry. Bedroom features large walk-in closet. Close to downtown shops, restaurants, park, and library. Appliances stay in "as-is" condition.

Key facts

• Corner lot
• Enclosed breezeway
• 4,650 sq ft lot

Tags

• CORNER LOT
• ENCLOSED BREEZEWAY
• FLEXIBLE OFFICE SPACE
• ALL APPLIANCES INCLUDED

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Shingle roof
• Construction: Built in 1952; Shingle roof
• Exterior features: Fenced yard; Corner, level lot; Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher
• Bedrooms: 1 bedroom (main level) — approximately 13 x 11 with hardwood flooring and an egress window
• Flooring: Hardwood in bedroom and living room; Vinyl in kitchen; Carpet in office
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Window unit(s) for cooling
• Interior features: Attic storage; Crawl space basement
• Laundry & utility: Washer; Dryer; Dedicated laundry room (main level)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($837 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#711 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, health & safety F.
• Midwest Central CUSD 191 (rural): math 19% / reading 23% proficiency, ranked #398 of 620 in IL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Midwest Central High School (math 8% / reading 12%, grade F, #567 of 693 statewide, top 83%, 252 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP; 7 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mason County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $15k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,076 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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 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?
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: 1.53% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.38%
• DSCR: 1.86
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $75,888
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 E Sheridan St	0.33mi	2/1.0 (+1)	784 (-4%)	4mo	$95,000	$121	70
320 E Meadow Lawn St	0.25mi	2/1.0 (+1)	872 (+7%)	5mo	$38,000	$44	67
216 E Glendale St	0.39mi	2/1.0 (+1)	836 (+2%)	8mo	$78,000	$93	66
214 E Sheridan St	0.33mi	2/1.0 (+1)	800 (-2%)	20mo	$80,000	$100	59
704 Meadow Ln	0.44mi	2/1.0 (+1)	912 (+12%)	10mo	$67,000	$73	46

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: 11.4%
• Equity multiple: 1.45×
• Total profit: $6,946
• Equity at exit: $8,186

10-year hold

• IRR: 20.4%
• Equity multiple: 2.73×
• Total profit: $26,541
• Equity at exit: $4,747

Cash invested: $15,372 (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 61546

• Home prices YoY: -20.1%
• Active inventory: 9
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $837 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $248

Break-even live

Break-even rent $523

Max offer price $54,900

Occupancy floor 65%

Sensitivity live

Price	-10% $279	-5% $264	+0% $248	+5% $233	+10% $217
Rent	-10% $182	-5% $215	+0% $248	+5% $281	+10% $314
Rate	-1.0pp $276	-0.5pp $262	base $248	+0.5pp $234	+1.0pp $220

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   pricedays on market $54,900 Active 27 DOM
2. 2026-06-18
   days on market $59,900 Active 26 DOM
3. 2026-06-17
   days on market $59,900 Active 25 DOM
4. 2026-06-16
   days on market $59,900 Active 24 DOM
5. 2026-06-15
   days on market $59,900 Active 23 DOM
6. 2026-06-14
   days on market $59,900 Active 21 DOM
7. 2026-06-13
   days on market $59,900 Active 20 DOM
8. 2026-06-10
   days on market $59,900 Active 18 DOM
9. 2026-06-09
   days on market $59,900 Active 17 DOM
10. 2026-06-08
    days on market $59,900 Active 16 DOM
11. 2026-06-07
    days on market $59,900 Active 15 DOM
12. 2026-06-05
    days on market $59,900 Active 12 DOM
13. 2026-06-02
    days on market $59,900 Active 10 DOM
14. 2026-06-01
    days on market $59,900 Active 9 DOM
15. 2026-06-01
    price $59,900 Active 8 DOM
16. 2026-05-31
    days on market $70,000 Active 8 DOM
17. 2026-05-30
    days on market $70,000 Active 7 DOM
18. 2026-05-24
    listed $70,000 Active
19. 2025-12-17
    historical
20. 2021-08-07
    historical
21. 2017-10-20
    soldstatus $48,000 544-char remark

    Show marketing remark (544 chars)

    Cozy, comfortable one bedroom home located in the heart of Manito. Home features hardwood floors, 3 ceiling fans, custon blinds in living room and bedroom, back-up ventless heater in kitchen, and attached garage with a great breezeway. Beautifully remodeled bathroom with sink and tile work commissioned by local artist. All single level living with generous room sizes, and main floor laundry. Bedroom features large walk-in closet. Close to downtown shops, restaurants, park, and library. Appliances stay in "as-is" condition.

22. 2017-10-20
    soldstatus $48,000

    Show marketing remark (544 chars)

    Cozy, comfortable one bedroom home located in the heart of Manito. Home features hardwood floors, 3 ceiling fans, custon blinds in living room and bedroom, back-up ventless heater in kitchen, and attached garage with a great breezeway. Beautifully remodeled bathroom with sink and tile work commissioned by local artist. All single level living with generous room sizes, and main floor laundry. Bedroom features large walk-in closet. Close to downtown shops, restaurants, park, and library. Appliances stay in "as-is" condition.

23. 2017-08-17
    listed $54,900 544-char remark

    Show marketing remark (544 chars)

    Cozy, comfortable one bedroom home located in the heart of Manito. Home features hardwood floors, 3 ceiling fans, custon blinds in living room and bedroom, back-up ventless heater in kitchen, and attached garage with a great breezeway. Beautifully remodeled bathroom with sink and tile work commissioned by local artist. All single level living with generous room sizes, and main floor laundry. Bedroom features large walk-in closet. Close to downtown shops, restaurants, park, and library. Appliances stay in "as-is" condition.

24. 2009-09-30
    soldstatus $47,900
25. 2009-02-12
    listed $49,900

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$8/yr (+$1/mo · 0.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,047
• − Mortgage interest: −$3,075
• − Property taxes: −$1,229
• − Insurance: −$274
• − Repairs & maintenance: −$804
• − Management: −$804
• − Depreciation: −$1,597
• Taxable income: $2,263
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $2,435/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: Midwest Central CUSD 191
• NCES district ID: 1743962
• Math proficiency: 19% ▼ -5.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $52,499
• Composite: 18.97/100
• National rank: #8852
• State rank: #398 of 620 in IL

Livability — Manito

• Score: 64/100
• State rank: #711
• US rank: #14466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manito, IL
• Population (ZIP): 3,682

Population outlook (Mason County) Hauer SSP2

• Today (2025): 12,087 people
• By 2030: 11,283 · -6.7%
• By 2040: 9,766 · -19.2%
• By 2050: 8,421 · -30.3%
• By 2075: 5,785 · -52.1%
• By 2100: 3,888 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Serbian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+42.2) · D 27.8% · R 70.1% · Other 2.1%
• 2008→2024 swing: -48.1pp toward R · 2008: 5.9pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+39.5 2016: R+31.8 2012: R+6.3 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.61%
• Current HPI: 193.6723
• 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

+40.3% since first listed

8 events — show timeline

• 2026-05-24 Listed $70,000 RMLSA as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2021-08-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2017-10-20 Sold (Public Records) $48,000 Public Records
• 2017-10-20 Sold (MLS) $48,000 RMLSA as Distributed by MLS Grid
• 2017-08-17 Listed $54,900 RMLSA as Distributed by MLS Grid
• 2009-09-30 Sold (MLS) $47,900 RMLSA as Distributed by MLS Grid
• 2009-02-12 Listed $49,900 RMLSA as Distributed by MLS Grid

Property tax history

-2.1%/yr

Latest (2024): $1,229 · +6.1% YoY. Source: county tax records.