806 E Monroe St · Bloomington, IL 61701

$105,000

3 bd · 1.5 ba · 1,650 sqft · SingleFamily · 199 Days on market

Built 1930 5,662 sqft lot $64/sqft · 30% below area Est $150k · 30% 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
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 806 E Monroe, a delightful 2-story home built in 1930, offering 1,653 square feet of comfortable living space with 3-bedrooms, 1.5 bathrooms. As you step inside, you'll find a welcoming main level designed for both everyday life and entertaining. The living room flows into the formal dining room, which showcases beautiful and durable wood laminate flooring that continues into the kitchen. The kitchen is ready for your culinary adventures with lots of storage. Upstairs, three comfortable, carpeted bedrooms provide a peaceful retreat for the entire family. The home also includes a full, unfinished basement with 750 square feet of space, offering incredible potential for storage, a workshop, or a future finished recreation area. Enjoy the outdoors in your private, fenced-in yard, perfect for gatherings, gardening, or simply relaxing. Don't miss out, schedule your showing today!

Key facts

• Unfinished basement
• Private fenced yard
• 5,662 sq ft lot

Tags

• WOOD LAMINATE FLOORING
• UNFINISHED BASEMENT
• PRIVATE FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 5.4% in Bloomington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#161 in IL, #2,987 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities C-, commute F.
• Bloomington SD 87 (urban): math 14% / reading 19% proficiency, ranked #476 of 620 in IL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.6%/yr); 88 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 247 units permitted in McLean County in 2024 (54 in 5+ unit buildings).
• This rent runs 36% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.61% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.21%
• DSCR: 2.03
• GRM: 5.2

CMA / ARV

• ARV (median comp): $149,575
• List price: $105,000
• Delta: -29.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 N Prairie St	0.41mi	3/2.0	1,721 (+4%)	1mo	$185,000	$107	70
512 S Clayton St	0.49mi	3/2.0	1,618 (-2%)	5mo	$168,000	$104	68
506 Denver St	0.57mi	3/2.0	1,680 (+2%)	4mo	$157,500	$94	65
109 W Mulberry St	0.57mi	3/2.0	1,600 (-3%)	2mo	$61,000	$38	65
222 Leland St	0.65mi	3/2.0	1,690 (+2%)	2mo	$230,000	$136	62
1112 Eastholme Ave	0.58mi	3/1.0	1,632 (-1%)	8mo	$172,500	$106	62
511 E Chestnut St	0.29mi	2/1.0 (-1)	1,480 (-10%)	3mo	$165,000	$111	60
1105 E Washington St	0.40mi	3/1.5	1,500 (-9%)	8mo	$172,000	$115	60
1317 N Clinton Blvd	0.69mi	2/1.5 (-1)	1,696 (+3%)	4mo	$172,000	$101	55
1233 E Jefferson St	0.69mi	3/2.0	1,767 (+7%)	5mo	$220,000	$125	50
401 Willard Ave	0.73mi	3/2.0	1,456 (-12%)	4mo	$218,500	$150	41
1304 Bell St	0.75mi	2/1.0 (-1)	1,776 (+8%)	9mo	$160,000	$90	38

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 · 5.6% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.81×
• Total profit: $23,801
• Equity at exit: $15,656

10-year hold

• IRR: 29.4%
• Equity multiple: 3.97×
• Total profit: $87,260
• Equity at exit: $9,078

Cash invested: $29,400 (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 61701

• Rents YoY: 5.6%
• Active inventory: 88
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$551
• Tax from tax record: −$176 /mo · $2,112/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $569

Break-even live

Break-even rent $975

Max offer price $105,000

Occupancy floor 61%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 E Locust St Apt A Bloomington, IL	3.0	2.0	1200	$3,000	$2.50	43d	1	0.35mi
1110 E Jefferson St Unit 16 Bloomington, IL	3.0	1.5	1476	$1,675	$1.13	43d	1	0.45mi
507 E Graham St Bloomington, IL	3.0	1.5	1300	$1,900	$1.46	43d	1	0.53mi
1102 N Madison St Bloomington, IL	3.0	2.0	1603	$1,950	$1.22	20d	1	0.80mi
1234 E Empire St Bloomington, IL	2.0	2.0	1240	$1,999	$1.61	43d	1	0.80mi
3 Stortz Dr Bloomington, IL	2.0	2.0	1200	$1,350	$1.12	43d	2	0.85mi
1910 Golden Dr Bloomington, IL	3.0	1.0	1144	$1,650	$1.44	43d	1	1.22mi
1116 Doral Dr Bloomington, IL	3.0	3.5	2064	$2,150	$1.04	20d	1	1.35mi
306 Robinhood Ln Apt E Bloomington, IL	2.0	1.5	1120	$1,350	$1.21	20d	1	1.36mi
1619 R T Dunn Dr Bloomington, IL	3.0	2.0	1200	$1,300	$1.08	20d	1	1.41mi
809 Kern St Normal, IL	4.0	1.5	1404	$1,895	$1.35	20d	1	1.46mi

Listing history 13 events

1. 2026-06-03
   status $105,000 Pending 199 DOM
2. 2026-06-02
   days on market $105,000 Active 199 DOM
3. 2026-06-01
   days on market $105,000 Active 198 DOM
4. 2026-05-31
   days on market $105,000 Active 197 DOM
5. 2026-05-30
   days on market $105,000 Active 196 DOM
6. 2026-05-04
   status Active 898-char remark

   Show marketing remark (898 chars)

   Welcome to 806 E Monroe, a delightful 2-story home built in 1930, offering 1,653 square feet of comfortable living space with 3-bedrooms, 1.5 bathrooms. As you step inside, you'll find a welcoming main level designed for both everyday life and entertaining. The living room flows into the formal dining room, which showcases beautiful and durable wood laminate flooring that continues into the kitchen. The kitchen is ready for your culinary adventures with lots of storage. Upstairs, three comfortable, carpeted bedrooms provide a peaceful retreat for the entire family. The home also includes a full, unfinished basement with 750 square feet of space, offering incredible potential for storage, a workshop, or a future finished recreation area. Enjoy the outdoors in your private, fenced-in yard, perfect for gatherings, gardening, or simply relaxing. Don't miss out, schedule your showing today!

7. 2026-04-03
   status Pending 898-char remark

   Show marketing remark (898 chars)

   Welcome to 806 E Monroe, a delightful 2-story home built in 1930, offering 1,653 square feet of comfortable living space with 3-bedrooms, 1.5 bathrooms. As you step inside, you'll find a welcoming main level designed for both everyday life and entertaining. The living room flows into the formal dining room, which showcases beautiful and durable wood laminate flooring that continues into the kitchen. The kitchen is ready for your culinary adventures with lots of storage. Upstairs, three comfortable, carpeted bedrooms provide a peaceful retreat for the entire family. The home also includes a full, unfinished basement with 750 square feet of space, offering incredible potential for storage, a workshop, or a future finished recreation area. Enjoy the outdoors in your private, fenced-in yard, perfect for gatherings, gardening, or simply relaxing. Don't miss out, schedule your showing today!

8. 2026-02-27
   price $123,500 898-char remark

   Show marketing remark (898 chars)

   Welcome to 806 E Monroe, a delightful 2-story home built in 1930, offering 1,653 square feet of comfortable living space with 3-bedrooms, 1.5 bathrooms. As you step inside, you'll find a welcoming main level designed for both everyday life and entertaining. The living room flows into the formal dining room, which showcases beautiful and durable wood laminate flooring that continues into the kitchen. The kitchen is ready for your culinary adventures with lots of storage. Upstairs, three comfortable, carpeted bedrooms provide a peaceful retreat for the entire family. The home also includes a full, unfinished basement with 750 square feet of space, offering incredible potential for storage, a workshop, or a future finished recreation area. Enjoy the outdoors in your private, fenced-in yard, perfect for gatherings, gardening, or simply relaxing. Don't miss out, schedule your showing today!

9. 2026-01-09
   price $130,000 898-char remark

   Show marketing remark (898 chars)

   Welcome to 806 E Monroe, a delightful 2-story home built in 1930, offering 1,653 square feet of comfortable living space with 3-bedrooms, 1.5 bathrooms. As you step inside, you'll find a welcoming main level designed for both everyday life and entertaining. The living room flows into the formal dining room, which showcases beautiful and durable wood laminate flooring that continues into the kitchen. The kitchen is ready for your culinary adventures with lots of storage. Upstairs, three comfortable, carpeted bedrooms provide a peaceful retreat for the entire family. The home also includes a full, unfinished basement with 750 square feet of space, offering incredible potential for storage, a workshop, or a future finished recreation area. Enjoy the outdoors in your private, fenced-in yard, perfect for gatherings, gardening, or simply relaxing. Don't miss out, schedule your showing today!

10. 2025-10-14
    listed $140,000 Active 898-char remark

    Show marketing remark (898 chars)

    Welcome to 806 E Monroe, a delightful 2-story home built in 1930, offering 1,653 square feet of comfortable living space with 3-bedrooms, 1.5 bathrooms. As you step inside, you'll find a welcoming main level designed for both everyday life and entertaining. The living room flows into the formal dining room, which showcases beautiful and durable wood laminate flooring that continues into the kitchen. The kitchen is ready for your culinary adventures with lots of storage. Upstairs, three comfortable, carpeted bedrooms provide a peaceful retreat for the entire family. The home also includes a full, unfinished basement with 750 square feet of space, offering incredible potential for storage, a workshop, or a future finished recreation area. Enjoy the outdoors in your private, fenced-in yard, perfect for gatherings, gardening, or simply relaxing. Don't miss out, schedule your showing today!

11. 2020-05-20
    soldstatus $75,000
12. 2007-07-02
    soldstatus $105,000
13. 1996-10-01
    soldstatus $79,000

ⓘ 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: $2,112 · $176/mo
• Projected year-2 tax: $2,248 · $187/mo
• Expected delta: +$136/yr (+$11/mo · 6.4%)

ⓘ 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 ≥106°F today · 18 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: $20,339
• − Mortgage interest: −$5,882
• − Property taxes: −$2,112
• − Insurance: −$525
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$3,055
• Taxable income: $5,511
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $5,500/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: Bloomington SD 87
• NCES district ID: 1706480
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $50,544
• Composite: 15.05/100
• National rank: #9351
• State rank: #476 of 620 in IL

Livability — Bloomington

• Score: 77/100
• State rank: #161
• US rank: #2987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomington, IL
• County: McLean County · 126,490 people
• City population: 72,415
• Metro: Bloomington, IL
• Population (ZIP): 35,136
• Household income: $57,130
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1493.0

Population outlook (McLean County) Hauer SSP2

• Today (2025): 176,468 people
• By 2030: 178,002 · +0.9%
• By 2040: 178,592 · +1.2%
• By 2050: 177,090 · +0.4%
• By 2075: 173,224 · -1.8%
• By 2100: 158,425 · -10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 6% · Canada, Philippines, Vietnam
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · McLean

• 2024 margin: Toss-up / Even · D 51.6% · R 46.8% · Other 1.6%
• 2008→2024 swing: +3.7pp toward D · 2008: 1.2pp · 2024: 4.9pp
• All cycles: 2024: D+4.9 2020: D+3.9 2016: R+1.5 2012: R+11.1 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.13%
• Current HPI: 172.3659
• Rent YoY: ▲ 5.60%
• Metro: Bloomington, IL
• 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

+56.3% since first listed

8 events — show timeline

• 2026-05-04 Relisted — RMLSA as Distributed by MLS Grid
• 2026-04-03 Pending — RMLSA as Distributed by MLS Grid
• 2026-02-27 Price Changed $123,500 RMLSA as Distributed by MLS Grid
• 2026-01-09 Price Changed $130,000 RMLSA as Distributed by MLS Grid
• 2025-10-14 Listed $140,000 RMLSA as Distributed by MLS Grid
• 2020-05-20 Sold (Public Records) $75,000 Public Records
• 2007-07-02 Sold (Public Records) $105,000 Public Records
• 1996-10-01 Sold (Public Records) $79,000 Public Records

Property tax history

+0.4%/yr

Latest (2023): $2,112 · +7.3% YoY. Source: county tax records.