718 W Roane St · Sullivan, IL 61951

$149,900

2 bd · 1.5 ba · 1,114 sqft · SingleFamily public records · 27 Days on market

Built 1890 Est $131k · 14% 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 +16.4/30.0
• DSCR +5.1/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity to be in Sullivan School District. Older 1 story home has had some remodeling, exterior is cute, has newer roof, vinyl siding and central air. Needs TLC, but located with 5 miles of Lake Shelbyville. Lots of possibilities--could possibly have 3 bedrooms-does have 1 1/2 baths-Selling as-is, proof of funds must accompany all offers

Key facts

• Remodeled
• New modern fixtures
• Newer roof

Tags

• REMODELED
• NEW LVP FLOORING
• TWO CAR WIDE DRIVEWAY
• SCREENED IN BACK PORCH
• NEW MODERN FIXTURES
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (16.6% below list).
• Recommended offer: $125k (16.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#647 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Sullivan CUSD 300 (town): math 21% / reading 28% proficiency, ranked #338 of 620 in IL (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 42 units permitted in Moultrie County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Moultrie County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $10k; list at $150k implies a 1384% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000 (16.6% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $131,452
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 S Grant St	0.09mi	2/1.0	1,008 (-10%)	4mo	$107,000	$106	75
607 S Faith Ln	0.15mi	3/1.5 (+1)	1,008 (-10%)	2mo	$130,000	$129	71
203 E Louis St	0.56mi	2/1.0	1,152 (+3%)	0mo	$138,000	$120	66
804 S Washington St	0.51mi	3/1.0 (+1)	1,127 (+1%)	2mo	$118,000	$105	66
15 E Louis St	0.49mi	3/1.5 (+1)	1,056 (-5%)	0mo	$132,500	$125	63
612 S Hope Ln	0.20mi	3/2.0 (+1)	1,247 (+12%)	3mo	$160,000	$128	61
817 S Madison St	0.55mi	3/1.0 (+1)	1,092 (-2%)	6mo	$129,000	$118	59
1004 Cr 1300n Rd	0.47mi	2/1.0	1,015 (-9%)	6mo	$35,000	$34	56
425 S Polk St	0.59mi	3/1.0 (+1)	1,056 (-5%)	6mo	$95,000	$90	52
922 S Washington St	0.57mi	3/1.0 (+1)	1,058 (-5%)	7mo	$145,000	$137	52
310 Wright St	0.58mi	3/1.0 (+1)	1,000 (-10%)	7mo	$117,000	$117	43
215 E Mattox St	0.65mi	3/2.0 (+1)	1,259 (+13%)	1mo	$149,000	$118	40

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-18,993
• Equity at exit: $22,351

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-9,891
• Equity at exit: $12,961

Cash invested: $41,972 (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 61951

• Home prices YoY: -7.6%
• Active inventory: 42
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $84

Break-even live

Break-even rent $1,143

Max offer price $149,900

Occupancy floor 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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 S Hamilton St Sullivan, IL	2.0–3.0	2.0	1057	$1,250	$1.18	13d	3	0.98mi

Listing history 24 events

1. 2026-06-19
   days on market $149,900 Active 27 DOM
2. 2026-06-18
   days on market $149,900 Active 26 DOM
3. 2026-06-17
   days on market $149,900 Active 25 DOM
4. 2026-06-16
   days on market $149,900 Active 24 DOM
5. 2026-06-15
   days on market $149,900 Active 23 DOM
6. 2026-06-14
   days on market $149,900 Active 21 DOM
7. 2026-06-12
   days on market $149,900 Active 20 DOM
8. 2026-06-09
   days on market $149,900 Active 17 DOM
9. 2026-06-08
   days on market $149,900 Active 16 DOM
10. 2026-06-07
    days on market $149,900 Active 15 DOM
11. 2026-06-05
    days on market $149,900 Active 12 DOM
12. 2026-06-03
    days on market $149,900 Active 11 DOM
13. 2026-06-02
    days on market $149,900 Active 10 DOM
14. 2026-06-01
    days on market $149,900 Active 9 DOM
15. 2026-05-31
    days on market $149,900 Active 8 DOM
16. 2026-05-30
    days on market $149,900 Active 7 DOM
17. 2026-05-24
    listed $149,900 Active
18. 2025-06-17
    status Active
19. 2025-06-11
    price $45,900
20. 2025-04-16
    listed $49,900 Active
21. 2013-05-15
    soldstatus $10,100 343-char remark

    Show marketing remark (343 chars)

    Opportunity to be in Sullivan School District. Older 1 story home has had some remodeling, exterior is cute, has newer roof, vinyl siding and central air. Needs TLC, but located with 5 miles of Lake Shelbyville. Lots of possibilities--could possibly have 3 bedrooms-does have 1 1/2 baths-Selling as-is, proof of funds must accompany all offers

22. 2013-05-15
    soldstatus $10,100

    Show marketing remark (343 chars)

    Opportunity to be in Sullivan School District. Older 1 story home has had some remodeling, exterior is cute, has newer roof, vinyl siding and central air. Needs TLC, but located with 5 miles of Lake Shelbyville. Lots of possibilities--could possibly have 3 bedrooms-does have 1 1/2 baths-Selling as-is, proof of funds must accompany all offers

23. 2013-01-25
    listed $14,900 343-char remark

    Show marketing remark (343 chars)

    Opportunity to be in Sullivan School District. Older 1 story home has had some remodeling, exterior is cute, has newer roof, vinyl siding and central air. Needs TLC, but located with 5 miles of Lake Shelbyville. Lots of possibilities--could possibly have 3 bedrooms-does have 1 1/2 baths-Selling as-is, proof of funds must accompany all offers

24. 2013-01-25
    listed $14,900

    Show marketing remark (343 chars)

    Opportunity to be in Sullivan School District. Older 1 story home has had some remodeling, exterior is cute, has newer roof, vinyl siding and central air. Needs TLC, but located with 5 miles of Lake Shelbyville. Lots of possibilities--could possibly have 3 bedrooms-does have 1 1/2 baths-Selling as-is, proof of funds must accompany all offers

ⓘ 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: $658 · $55/mo
• Projected year-2 tax: $2,030 · $169/mo
• Expected delta: +$1,373/yr (+$114/mo · 208.7%)

ⓘ 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 · 20 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: $15,000
• − Mortgage interest: −$8,397
• − Property taxes: −$658
• − Insurance: −$750
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$4,361
• Taxable loss: −$1,564
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $1,385/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: Sullivan CUSD 300
• NCES district ID: 1738130
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $47,763
• Composite: 21.41/100
• National rank: #8346
• State rank: #338 of 620 in IL

Livability — Sullivan

• Score: 65/100
• State rank: #647
• US rank: #13204

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: Sullivan, IL
• Population (ZIP): 7,654

Population outlook (Moultrie County) Hauer SSP2

• Today (2025): 14,766 people
• By 2030: 14,490 · -1.9%
• By 2040: 13,848 · -6.2%
• By 2050: 13,063 · -11.5%
• By 2075: 10,862 · -26.4%
• By 2100: 7,963 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 90% English-only · German/W. Germanic 8% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Moultrie

• 2024 margin: Solid R (+49.1) · D 24.8% · R 73.8% · Other 1.4%
• 2008→2024 swing: -36.2pp toward R · 2008: -12.8pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+49.0 2016: R+48.0 2012: R+27.1 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.15%
• Current HPI: 208.2808
• 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

+906.0% since first listed

8 events — show timeline

• 2026-05-24 Listed $149,900 FSBO.com
• 2025-06-17 Relisted — CIBR
• 2025-06-11 Price Changed $45,900 CIBR
• 2025-04-16 Listed $49,900 CIBR
• 2013-05-15 Sold (MLS) $10,100 MRED as Distributed by MLS Grid
• 2013-05-15 Sold (MLS) $10,100 CIBR
• 2013-01-25 Listed $14,900 MRED as Distributed by MLS Grid
• 2013-01-25 Listed $14,900 CIBR

Property tax history

-6.7%/yr

Latest (2024): $658 · +6.8% YoY. Source: county tax records.