100 E Lyle St · Milford, IL 60953

$130,000

2 bd · 1.0 ba · 1,494 sqft · SingleFamily · 331 Days on market

Built 1895 0.30 ac lot Est $120k · 9% over

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Why this score? — see what drove the D- 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 +11.6/30.0
• Appreciation +5.9/10.0
• ARV discount +3.6/15.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Charming, move-in ready ranch offering 1,494 sq ft of beautifully updated living space. This 2-bedroom, 1-bath home sits on a generous 99' x 132' lot and features a new roof, siding, windows, kitchen, bathroom, and flooring. The stylish, open layout includes a bright living room with fresh finishes, a crisp white kitchen with stainless steel appliances, and a warm bonus room with wood accents and a fireplace. A front porch adds curb appeal while the spacious backyard offers room to roam. Enjoy the ease of single-level living in a thoughtfully renovated home near the heart of Milford.

Key facts

• New kitchen
• New siding
• New bathroom

Tags

• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• NEW KITCHEN
• NEW BATHROOM
• NEW FLOORING

Property features AI

Finance

• Other: Property is not currently leased; Total finished/unfinshed area reported about 1,994 (main finished area listed separately)
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned); Gravel parking; One garage parking space (one total parking space)
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Over 100 years old
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built before 1978
• Exterior features: Corner lot; Lot dimensions approximately 100 x 132; Lot size roughly 0.25–0.49 acre

Interior

• Kitchen: Main-level kitchen (11 x 14)
• Bedrooms: Two bedrooms (both on the main level); Master bedroom on the main level (12 x 17); Second bedroom on the main level (10 x 15)
• Flooring: Wood laminate flooring throughout main living areas
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Unfinished partial basement (about 500 finished/unfin. basement area noted separately)
• Laundry & utility: Main-level laundry room (10 x 10)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-41 ($-498/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (17.5% below list).
• Recommended offer: $107k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#854 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: employment D, schools D-, amenities F.
• Milford Area PSD 124 (rural): math 30% / reading 26% proficiency, ranked #278 of 620 in IL (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 14 units permitted in Iroquois County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($899 loan paydown + $2k appreciation (1.9% local appreciation)).
• Iroquois County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $130k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,278 (17.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 331 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $119,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 N Axtel Ave	0.15mi	3/2.0 (+1)	1,603 (+7%)	12mo	$285,000	$178	61
212 W Mckinley St	0.46mi	2/1.0	1,303 (-13%)	3mo	$102,500	$79	55
223 N Walnut St	0.38mi	3/1.5 (+1)	1,377 (-8%)	12mo	$110,000	$80	52
206 N Grant St	0.26mi	3/2.0 (+1)	1,360 (-9%)	18mo	$30,000	$22	49

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

Projected returns pro-forma

1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.15×
• Total profit: $5,420
• Equity at exit: $50,359

10-year hold

• IRR: 6.7%
• Equity multiple: 1.91×
• Total profit: $32,952
• Equity at exit: $71,821

Cash invested: $36,400 (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 60953

• Home prices YoY: 1.2%
• Active inventory: 10
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$153 /mo · $1,837/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-41

Break-even live

Break-even rent $1,125

Max offer price $122,673

Occupancy floor 99%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $130,000 Active 331 DOM
2. 2026-06-17
   days on market $130,000 Active 330 DOM
3. 2026-06-16
   days on market $130,000 Active 329 DOM
4. 2026-06-15
   days on market $130,000 Active 328 DOM
5. 2026-06-14
   price $130,000 Active 326 DOM
6. 2026-06-13
   days on market $169,900 Active 326 DOM
7. 2026-06-12
   days on market $169,900 Active 325 DOM
8. 2026-06-09
   days on market $169,900 Active 322 DOM
9. 2026-06-08
   days on market $169,900 Active 321 DOM
10. 2026-06-07
    days on market $169,900 Active 320 DOM
11. 2026-06-05
    days on market $169,900 Active 318 DOM
12. 2026-06-04
    days on market $169,900 Active 316 DOM
13. 2026-06-02
    days on market $169,900 Active 315 DOM
14. 2026-06-01
    days on market $169,900 Active 314 DOM
15. 2026-05-31
    days on market $169,900 Active 313 DOM
16. 2026-05-31
    days on market $169,900 Active 312 DOM
17. 2026-01-15
    price $169,900
18. 2025-09-29
    price $179,900
19. 2025-07-22
    listed $189,900 Active
20. 2018-11-16
    soldstatus $30,302
21. 2009-02-01
    soldstatus $40,000

ⓘ 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: $1,837 · $153/mo
• Projected year-2 tax: $2,394 · $199/mo
• Expected delta: +$557/yr (+$46/mo · 30.3%)

ⓘ 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 · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,873
• − Mortgage interest: −$7,282
• − Property taxes: −$1,837
• − Insurance: −$650
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$3,782
• Taxable loss: −$2,737
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $159/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: Milford Area PSD 124
• NCES district ID: 1701416
• Math proficiency: 30% ▲ 2.00%
• Reading proficiency: 26% ▼ -11.00%
• Median HH income: $44,333
• Composite: 24.03/100
• National rank: #7767
• State rank: #278 of 620 in IL

Livability — Milford

• Score: 62/100
• State rank: #854
• US rank: #16734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milford, IL
• City population: 2,141
• Population (ZIP): 2,141

Population outlook (Iroquois County) Hauer SSP2

• Today (2025): 26,826 people
• By 2030: 25,771 · -3.9%
• By 2040: 23,589 · -12.1%
• By 2050: 21,523 · -19.8%
• By 2075: 17,998 · -32.9%
• By 2100: 14,979 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 2%

Political lean MEDSL · Iroquois

• 2024 margin: Solid R (+57.3) · D 20.6% · R 78.0% · Other 1.4%
• 2008→2024 swing: -27.5pp toward R · 2008: -29.8pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+56.7 2016: R+56.0 2012: R+44.7 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.87%
• Current HPI: 156.755
• 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

+324.8% since first listed

5 events — show timeline

• 2026-01-15 Price Changed $169,900 MRED as Distributed by MLS Grid
• 2025-09-29 Price Changed $179,900 MRED as Distributed by MLS Grid
• 2025-07-22 Listed $189,900 MRED as Distributed by MLS Grid
• 2018-11-16 Sold (Public Records) $30,302 Public Records
• 2009-02-01 Sold (Public Records) $40,000 Public Records

Property tax history

+9.9%/yr

Latest (2024): $1,837 · +11.9% YoY. Source: county tax records.