100 County Road 725 · Montrose, IL 62445

$129,900

3 bd · 2.5 ba · 1,680 sqft · SingleFamily public records · 25 Days on market

Built 2006 0.86 ac lot

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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 +15.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Wow! come take a look at this move-in ready home with wood burning fireplace and kitchen stainless steel appliances. Plenty of room to play on . 86 acre lot. You will also like the 12' x 16' workshop and a 8' x 12' storage shed. Propane tank and swing set stay with the property. Septic motor replaced in 2018, sump pump in crawl space. Call a Realtor today to see this property before it gets snatched up.

Key facts

• Separate shower
• Jetted tub
• New lvt flooring

Tags

• WOOD BURNING FIREPLACE
• NEW LVT FLOORING
• JETTED TUB
• SEPARATE SHOWER
• STAINLESS STEEL APPLIANCES
• EXTRA LARGE FENCED IN BACKYARD

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Manufactured single-family residence; One-level / single-story
• Construction: Vinyl siding
• Exterior features: Shingle roof; Gravel road access; Lot of about 0.86 acres

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas and propane heating (forced air)
• Interior features: Walk-in closet(s); Wood-burning fireplace (1)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $49 ($592/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 $113k (13.2% below list).
• Recommended offer: $113k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#995 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D-, amenities F.
• Cumberland CUSD 77 (rural): math 18% / reading 20% proficiency, ranked #447 of 620 in IL (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cumberland Elem School (math 22% / reading 17%, grade F, #1,054 of 2,056 statewide, top 54%, 404 students, 0% FRL); Cumberland Middle School (math 16% / reading 20%, grade F, #444 of 665 statewide, top 67%, 288 students, 0% FRL); Cumberland High School (math 22% / reading 27%, grade F, #256 of 693 statewide, top 44%, 319 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Cumberland 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $74k; list at $130k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $112,773 (13.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.87% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.4%
• Equity multiple: 3.03×
• Total profit: $73,872
• Equity at exit: $117,024

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $215,035
• Equity at exit: $252,367

Cash invested: $36,372 (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 62445

• Home prices YoY: 5.3%
• Active inventory: 5
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $49

Break-even live

Break-even rent $1,065

Max offer price $129,900

Occupancy floor 91%

Sensitivity live

Price	-10% $123	-5% $86	+0% $49	+5% $13	+10% $-24
Rent	-10% $-40	-5% $5	+0% $49	+5% $94	+10% $138
Rate	-1.0pp $115	-0.5pp $82	base $49	+0.5pp $16	+1.0pp $-19

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-15
   historical Active Under Contract 376-char remark
2. 2026-05-03
   listed $129,900 Active 376-char remark
3. 2019-11-19
   soldstatus $73,500 409-char remark

   Show marketing remark (409 chars)

   Wow! come take a look at this move-in ready home with wood burning fireplace and kitchen stainless steel appliances. Plenty of room to play on .86 acre lot. You will also like the 12' x 16' workshop and a 8' x 12' storage shed. Propane tank and swing set stay with the property. Septic motor replaced in 2018, sump pump in crawl space. Call a Realtor today to see this property before it gets snatched up.

4. 2019-11-19
   soldstatus $73,500

   Show marketing remark (409 chars)

   Wow! come take a look at this move-in ready home with wood burning fireplace and kitchen stainless steel appliances. Plenty of room to play on .86 acre lot. You will also like the 12' x 16' workshop and a 8' x 12' storage shed. Propane tank and swing set stay with the property. Septic motor replaced in 2018, sump pump in crawl space. Call a Realtor today to see this property before it gets snatched up.

5. 2019-11-19
   soldstatus $73,500

   Show marketing remark (409 chars)

   Wow! come take a look at this move-in ready home with wood burning fireplace and kitchen stainless steel appliances. Plenty of room to play on .86 acre lot. You will also like the 12' x 16' workshop and a 8' x 12' storage shed. Propane tank and swing set stay with the property. Septic motor replaced in 2018, sump pump in crawl space. Call a Realtor today to see this property before it gets snatched up.

6. 2019-07-20
   listed $79,900 409-char remark

   Show marketing remark (409 chars)

   Wow! come take a look at this move-in ready home with wood burning fireplace and kitchen stainless steel appliances. Plenty of room to play on .86 acre lot. You will also like the 12' x 16' workshop and a 8' x 12' storage shed. Propane tank and swing set stay with the property. Septic motor replaced in 2018, sump pump in crawl space. Call a Realtor today to see this property before it gets snatched up.

7. 2019-07-20
   listed $79,900

   Show marketing remark (409 chars)

   Wow! come take a look at this move-in ready home with wood burning fireplace and kitchen stainless steel appliances. Plenty of room to play on .86 acre lot. You will also like the 12' x 16' workshop and a 8' x 12' storage shed. Propane tank and swing set stay with the property. Septic motor replaced in 2018, sump pump in crawl space. Call a Realtor today to see this property before it gets snatched up.

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $2,112 · $176/mo
• Expected delta: +$837/yr (+$70/mo · 65.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,533
• − Mortgage interest: −$7,276
• − Property taxes: −$1,275
• − Insurance: −$650
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$3,779
• Taxable loss: −$1,612
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $979/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: Cumberland CUSD 77
• NCES district ID: 1739090
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $44,394
• Composite: 16.54/100
• National rank: #9179
• State rank: #447 of 620 in IL

Livability — Montrose

• Score: 60/100
• State rank: #995
• US rank: #19192

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

• Population (ZIP): 1,044

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 10,370 people
• By 2030: 9,984 · -3.7%
• By 2040: 9,164 · -11.6%
• By 2050: 8,306 · -19.9%
• By 2075: 6,320 · -39.1%
• By 2100: 4,722 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+61.9) · D 18.4% · R 80.2% · Other 1.4%
• 2008→2024 swing: -41.2pp toward R · 2008: -20.7pp · 2024: -61.9pp
• All cycles: 2024: R+61.9 2020: R+59.1 2016: R+57.5 2012: R+35.3 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.08%
• Current HPI: 219.7375
• 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

+62.6% since first listed

8 events — show timeline

• 2026-05-29 Pending — CIBR
• 2026-05-15 Contingent — CIBR
• 2026-05-03 Listed $129,900 CIBR
• 2019-11-19 Sold (Public Records) $73,500 Public Records
• 2019-11-19 Sold (MLS) $73,500 MRED as Distributed by MLS Grid
• 2019-11-19 Sold (MLS) $73,500 CIBR
• 2019-07-20 Listed $79,900 MRED as Distributed by MLS Grid
• 2019-07-20 Listed $79,900 CIBR

Property tax history

+2.9%/yr

Latest (2024): $1,275 · -1.9% YoY. Source: county tax records.