625 Young St · Nokomis, IL 62075

$94,500

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 6 Days on market

Built 1966 7,030 sqft lot Est $138k · 32% 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
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• 1% rule +7.3/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Take a look at this 3 bedroom, 2 bath home situated on a corner lot with a detached 20' x 24' garage and a concrete driveway. This home is situated in a nice neighborhood consisting of single family residence. The home has approx. 1,456 sq. ft of living space. It offers a large living room, kitchen with dining area, a master bedroom with a master bath, 2 additional bedrooms and another full bath. The home has vinyl siding, vinyl thermal pane windows, a shingled roof, gas forced air furnace, CA, an on-demand water heater and the kitchen comes with the appliances (stove, refrigerator, dishwasher, microwave plus the washing machine and a dryer). Don't wait! Look Now! Before this one is SOLD!!

Key facts

• 7,030 sq ft lot
• Garage
• Built 1966

Property features AI

Exterior

• Parking: Detached or attached 1-car garage (approximately 20' x 24')
• Utilities: Public water; Public sewer; Electric service (Ameren); Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One level
• Construction: Frame construction with vinyl siding
• Exterior features: City lot; Lot approximately 50' x 140'

Interior

• Kitchen: Microwave; Gas range; Refrigerator
• Bedrooms: Three bedrooms, all on the main level (including a master suite)
• Flooring: Carpet; Laminate; Wood
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Kitchen and dining room combined; 8 total rooms
• Laundry & utility: Washer and dryer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).

Location & tenants

• Location reads 66/100 on livability (#547 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Nokomis CUSD 22 (town): math 32% / reading 31% proficiency, ranked #241 of 620 in IL (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nokomis Jr/Sr High Sch (math 27% / reading 27%, grade F, #218 of 693 statewide, top 35%, 312 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP; 12 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($653 loan paydown + $9k appreciation (10.0% local appreciation)).
• Montgomery 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $94,500

Questions for the listing agent

1. Built in 1966 — 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. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.96%
• DSCR: 1.44
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $138,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 S Blue Ave	0.09mi	3/2.0	1,458 (+0%)	10mo	$155,000	$106	88
927 E Union St	0.27mi	3/1.0	1,511 (+4%)	10mo	$35,000	$23	68
123 S Oak St	0.34mi	3/2.0	1,580 (+8%)	10mo	$149,500	$95	62
518 Stevens St	0.34mi	3/2.0	1,350 (-7%)	14mo	$295,000	$219	60
417 E Union	0.22mi	3/2.0	1,660 (+14%)	9mo	$219,000	$132	58
603 Capps Ave	0.43mi	3/1.0	1,352 (-7%)	12mo	$82,500	$61	54
317 East St	0.30mi	3/2.0	1,612 (+11%)	17mo	$245,000	$152	54
515 N Elm St	0.54mi	3/2.0	1,352 (-7%)	22mo	$117,500	$87	45
304 Pine St	0.56mi	4/1.0 (+1)	1,417 (-3%)	20mo	$59,900	$42	44
519 S Pine St	0.57mi	4/2.0 (+1)	1,266 (-13%)	5mo	$125,000	$99	42
512 Lincoln St	0.43mi	2/2.0 (-1)	1,650 (+13%)	22mo	$89,900	$54	35
323 N Pine St	0.72mi	3/1.0	1,285 (-12%)	14mo	$95,000	$74	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 31.6%
• Equity multiple: 3.48×
• Total profit: $65,501
• Equity at exit: $85,133

10-year hold

• IRR: 27.3%
• Equity multiple: 7.88×
• Total profit: $181,982
• Equity at exit: $183,593

Cash invested: $26,460 (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 62075

• Home prices YoY: 15.1%
• Active inventory: 16
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $220

Break-even live

Break-even rent $885

Max offer price $94,500

Occupancy floor 76%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-09
   status $94,500 Pending 6 DOM
2. 2026-06-08
   days on market $94,500 Active 6 DOM
3. 2026-06-07
   days on market $94,500 Active 5 DOM
4. 2026-06-07
   days on market $94,500 Active 4 DOM
5. 2026-06-03
   remarks 699-char remark
6. 2026-06-03
   listed $94,500 Active 1 DOM

ⓘ 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: $1,972 · $164/mo
• Projected year-2 tax: $2,059 · $172/mo
• Expected delta: +$86/yr (+$7/mo · 4.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,959
• − Mortgage interest: −$5,293
• − Property taxes: −$1,972
• − Insurance: −$472
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$2,749
• Taxable income: $1,238
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,338/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: Nokomis CUSD 22
• NCES district ID: 1728560
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -17.00%
• Median HH income: $42,673
• Composite: 26.76/100
• National rank: #7132
• State rank: #241 of 620 in IL

Livability — Nokomis

• Score: 66/100
• State rank: #547
• US rank: #11441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nokomis, IL
• City population: 3,180
• Population (ZIP): 3,180

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 27,471 people
• By 2030: 26,410 · -3.9%
• By 2040: 24,233 · -11.8%
• By 2050: 21,948 · -20.1%
• By 2075: 16,686 · -39.3%
• By 2100: 11,369 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Asian 4% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Iranian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+44.0) · D 27.1% · R 71.1% · Other 1.8%
• 2008→2024 swing: -46.7pp toward R · 2008: 2.6pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.0 2016: R+40.0 2012: R+14.2 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.27%
• Current HPI: 192.84
• 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

+11.2% since first listed

2 events — show timeline

• 2026-06-02 Listed $94,500 MARIS as Distributed by MLS Grid
• 2017-07-31 Sold (Public Records) $85,000 Public Records

Property tax history

+5.6%/yr

Latest (2024): $1,972 · +7.5% YoY. Source: county tax records.