1002 Locust St · Thomson, IL 61285

$100,000

2 bd · 1.5 ba · 1,300 sqft · SingleFamily public records · 119 Days on market

Built 1910 0.41 ac lot $77/sqft · 21% below area Est $143k · 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• Appreciation +7.4/10.0
• 1% rule +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This inviting two-story home offers 3 bedrooms and 1.5 bathrooms, blending classic charm with modern Bluetooth-enabled amenities, including smart lighting and mirrors. Hardwood and laminate flooring run throughout, adding warmth and durability. Architectural details set this home apart, featuring a beautiful open staircase, cozy sitting room, and a bright breakfast nook just off the kitchen. Built-in bench seating in the foyer and dining room, along with elegant colonnades with shelving and storage, enhance both function and character. The front living room includes a fireplace that is currently electric and will be converted to natural gas. This Property offers Wood heat/ wood burning stove that will keep you warm all winter. The basement boasts tall ceilings, providing excellent potential for additional finished living space. Outside, you'll find a large yard-perfect for relaxing, entertaining, or future landscaping ideas.

Key facts

• Open staircase
• Smart lighting
• Smart mirrors

Tags

• BLUETOOTH-ENABLED AMENITIES
• SMART LIGHTING
• SMART MIRRORS
• OPEN STAIRCASE
• BRIGHT BREAKFAST NOOK
• BUILT-IN BENCH SEATING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#927 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• West Carroll CUSD 314 (rural): math 12% / reading 20% proficiency, ranked #498 of 620 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 17 active listings in the ZIP; 23 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($691 loan paydown + $5k appreciation (4.8% local appreciation)).
• Carroll County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $100k implies a 285% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $143,460
• List price: $100,000
• Delta: -30.29%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 W Main St	0.11mi	2/1.5	1,147 (-12%)	18mo	$60,000	$52	60
1898 IL Rte 84	0.24mi	3/1.0 (+1)	1,152 (-11%)	21mo	$65,000	$56	46

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

Projected returns pro-forma

4.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.32×
• Total profit: $36,932
• Equity at exit: $55,709

10-year hold

• IRR: 20.8%
• Equity multiple: 4.54×
• Total profit: $99,204
• Equity at exit: $95,362

Cash invested: $28,000 (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 61285

• Home prices YoY: 2.6%
• Active inventory: 17
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $233

Break-even live

Break-even rent $759

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $289	-5% $261	+0% $233	+5% $204	+10% $176
Rent	-10% $150	-5% $191	+0% $233	+5% $274	+10% $316
Rate	-1.0pp $283	-0.5pp $258	base $233	+0.5pp $207	+1.0pp $181

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $100,000 Active 119 DOM
2. 2026-06-19
   days on market $100,000 Active 117 DOM
3. 2026-06-18
   days on market $100,000 Active 116 DOM
4. 2026-06-17
   days on market $100,000 Active 115 DOM
5. 2026-06-16
   days on market $100,000 Active 114 DOM
6. 2026-06-15
   days on market $100,000 Active 113 DOM
7. 2026-06-14
   days on market $100,000 Active 111 DOM
8. 2026-06-12
   days on market $100,000 Active 110 DOM
9. 2026-06-09
   days on market $100,000 Active 107 DOM
10. 2026-06-08
    days on market $100,000 Active 106 DOM
11. 2026-06-07
    days on market $100,000 Active 105 DOM
12. 2026-06-07
    days on market $100,000 Active 104 DOM
13. 2026-06-02
    days on market $100,000 Active 100 DOM
14. 2026-06-01
    days on market $100,000 Active 99 DOM
15. 2026-05-31
    days on market $100,000 Active 98 DOM
16. 2026-05-30
    days on market $100,000 Active 97 DOM
17. 2026-05-01
    price $100,000 948-char remark

    Show marketing remark (948 chars)

    This inviting two-story home offers 3 bedrooms and 1.5 bathrooms, blending classic charm with modern Bluetooth-enabled amenities, including smart lighting and mirrors. Hardwood and laminate flooring run throughout, adding warmth and durability. Architectural details set this home apart, featuring a beautiful open staircase, cozy sitting room, and a bright breakfast nook just off the kitchen. Built-in bench seating in the foyer and dining room, along with elegant colonnades with shelving and storage, enhance both function and character. The front living room includes a fireplace that is currently electric and will be converted to natural gas. This Property offers Wood heat/ wood burning stove that will keep you warm all winter. The basement boasts tall ceilings, providing excellent potential for additional finished living space. Outside, you'll find a large yard-perfect for relaxing, entertaining, or future landscaping ideas.

18. 2026-04-16
    price $110,000 948-char remark

    Show marketing remark (948 chars)

    This inviting two-story home offers 3 bedrooms and 1.5 bathrooms, blending classic charm with modern Bluetooth-enabled amenities, including smart lighting and mirrors. Hardwood and laminate flooring run throughout, adding warmth and durability. Architectural details set this home apart, featuring a beautiful open staircase, cozy sitting room, and a bright breakfast nook just off the kitchen. Built-in bench seating in the foyer and dining room, along with elegant colonnades with shelving and storage, enhance both function and character. The front living room includes a fireplace that is currently electric and will be converted to natural gas. This Property offers Wood heat/ wood burning stove that will keep you warm all winter. The basement boasts tall ceilings, providing excellent potential for additional finished living space. Outside, you'll find a large yard-perfect for relaxing, entertaining, or future landscaping ideas.

19. 2026-04-05
    price $120,000 948-char remark

    Show marketing remark (948 chars)

    This inviting two-story home offers 3 bedrooms and 1.5 bathrooms, blending classic charm with modern Bluetooth-enabled amenities, including smart lighting and mirrors. Hardwood and laminate flooring run throughout, adding warmth and durability. Architectural details set this home apart, featuring a beautiful open staircase, cozy sitting room, and a bright breakfast nook just off the kitchen. Built-in bench seating in the foyer and dining room, along with elegant colonnades with shelving and storage, enhance both function and character. The front living room includes a fireplace that is currently electric and will be converted to natural gas. This Property offers Wood heat/ wood burning stove that will keep you warm all winter. The basement boasts tall ceilings, providing excellent potential for additional finished living space. Outside, you'll find a large yard-perfect for relaxing, entertaining, or future landscaping ideas.

20. 2026-03-09
    price $130,000 948-char remark

    Show marketing remark (948 chars)

    This inviting two-story home offers 3 bedrooms and 1.5 bathrooms, blending classic charm with modern Bluetooth-enabled amenities, including smart lighting and mirrors. Hardwood and laminate flooring run throughout, adding warmth and durability. Architectural details set this home apart, featuring a beautiful open staircase, cozy sitting room, and a bright breakfast nook just off the kitchen. Built-in bench seating in the foyer and dining room, along with elegant colonnades with shelving and storage, enhance both function and character. The front living room includes a fireplace that is currently electric and will be converted to natural gas. This Property offers Wood heat/ wood burning stove that will keep you warm all winter. The basement boasts tall ceilings, providing excellent potential for additional finished living space. Outside, you'll find a large yard-perfect for relaxing, entertaining, or future landscaping ideas.

21. 2026-02-22
    listed $140,000 Active 948-char remark

    Show marketing remark (948 chars)

    This inviting two-story home offers 3 bedrooms and 1.5 bathrooms, blending classic charm with modern Bluetooth-enabled amenities, including smart lighting and mirrors. Hardwood and laminate flooring run throughout, adding warmth and durability. Architectural details set this home apart, featuring a beautiful open staircase, cozy sitting room, and a bright breakfast nook just off the kitchen. Built-in bench seating in the foyer and dining room, along with elegant colonnades with shelving and storage, enhance both function and character. The front living room includes a fireplace that is currently electric and will be converted to natural gas. This Property offers Wood heat/ wood burning stove that will keep you warm all winter. The basement boasts tall ceilings, providing excellent potential for additional finished living space. Outside, you'll find a large yard-perfect for relaxing, entertaining, or future landscaping ideas.

22. 2025-12-16
    historical
23. 2025-12-02
    price
24. 2025-11-17
    price
25. 2025-10-20
    price
26. 2025-10-07
    price
27. 2025-09-24
    price $134,900
28. 2025-09-24
    listed Active
29. 2025-04-18
    historical
30. 2025-04-18
    historical
31. 2025-02-24
    price
32. 2025-02-17
    price
33. 2025-02-04
    listed Active
34. 2024-10-04
    historical
35. 2024-10-01
    price
36. 2024-09-09
    price
37. 2024-08-24
    listed Active
38. 2024-07-16
    historical
39. 2024-07-15
    historical
40. 2024-07-01
    price
41. 2024-06-13
    price
42. 2024-04-15
    price
43. 2024-04-02
    price
44. 2024-03-15
    price
45. 2024-02-16
    price
46. 2024-02-01
    price
47. 2024-01-15
    listed Active
48. 2023-06-30
    soldstatus $26,000 Closed
49. 2023-06-15
    status Pending
50. 2023-04-23
    price $39,500

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $1,337 · $111/mo
• Expected delta: +$933/yr (+$78/mo · 231.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,645
• − Mortgage interest: −$5,602
• − Property taxes: −$403
• − Insurance: −$500
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$2,909
• Taxable income: $1,208
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $2,503/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: West Carroll CUSD 314
• NCES district ID: 1700310
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 20% ▼ -3.00%
• Median HH income: $43,090
• Composite: 13.91/100
• National rank: #9483
• State rank: #498 of 620 in IL

Livability — Thomson

• Score: 61/100
• State rank: #927
• US rank: #18008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomson, IL
• Population (ZIP): 2,687

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 13,010 people
• By 2030: 12,150 · -6.6%
• By 2040: 10,462 · -19.6%
• By 2050: 9,078 · -30.2%
• By 2075: 6,704 · -48.5%
• By 2100: 5,004 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Hispanic / Latino 9% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 4% Portuguese 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.2% · R 64.8% · Other 2.0%
• 2008→2024 swing: -36.5pp toward R · 2008: 4.8pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+29.4 2016: R+27.1 2012: D+1.4 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.84%
• Current HPI: 190.7445
• 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

+133.1% since first listed

35 events — show timeline

• 2026-05-01 Price Changed $100,000 MRED as Distributed by MLS Grid
• 2026-04-16 Price Changed $110,000 MRED as Distributed by MLS Grid
• 2026-04-05 Price Changed $120,000 MRED as Distributed by MLS Grid
• 2026-03-09 Price Changed $130,000 MRED as Distributed by MLS Grid
• 2026-02-22 Listed $140,000 MRED as Distributed by MLS Grid
• 2025-12-16 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-02 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-17 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-20 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-07 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-24 Price Changed $134,900 NWIAR
• 2025-09-24 Listed — MRED as Distributed by MLS Grid
• 2025-04-18 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-04-18 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-02-17 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-02-04 Listed — RMLSA as Distributed by MLS Grid
• 2024-10-04 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-01 Price Changed — MRED as Distributed by MLS Grid
• 2024-09-09 Price Changed — MRED as Distributed by MLS Grid
• 2024-08-24 Listed — MRED as Distributed by MLS Grid
• 2024-07-16 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-07-15 Listing Removed — MRED as Distributed by MLS Grid
• 2024-07-01 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-06-13 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-04-15 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-04-02 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-03-15 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-02-16 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-02-01 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-01-15 Listed — RMLSA as Distributed by MLS Grid
• 2023-06-30 Sold (MLS) $26,000 NWIAR
• 2023-06-15 Pending — NWIAR
• 2023-04-23 Price Changed $39,500 NWIAR
• 2023-03-17 Listed $42,900 NWIAR

Property tax history

-1.5%/yr

Latest (2024): $403 · -14.8% YoY. Source: county tax records.