286 Fremont St · Bement, IL 61813

$130,000

3 bd · 1.0 ba · 1,480 sqft · SingleFamily · 34 Days on market

Built 1900 0.27 ac lot $88/sqft · 7% below area Est $140k · 7% under

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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 +13.8/30.0
• ARV discount +10.6/15.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is located in a quiet small-town setting, offering comfort and space in a desirable corner-lot location. Situated on a generously sized lot, this property provides plenty of outdoor room for gardening, entertaining, or future expansion. The home also features a convenient 1.5-car garage, perfect for parking and additional storage. A wonderful opportunity to enjoy peaceful living with room to grow.

Key facts

• Generously sized lot
• Corner-lot location
• Outdoor room

Tags

• CORNER-LOT LOCATION
• GENEROUSLY SIZED LOT
• OUTDOOR ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $11 ($138/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 $117k (9.9% below list).
• Recommended offer: $117k (9.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#707 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D+, amenities F.
• Bement CUSD 5 (rural): math 25% / reading 55% proficiency, ranked #319 of 919 in IL (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 34 units permitted in Piatt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Piatt County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,090 (9.9% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.90% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (median comp): $139,671
• List price: $130,000
• Delta: -6.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
286 Fremont St	0.00mi	3/1.0	1,480 (0%)	0mo	$129,000	$87	100
133 W William St	0.18mi	3/2.0	1,474 (-0%)	6mo	$119,900	$81	82
265 W Wilson St	0.29mi	3/2.0	1,487 (+0%)	19mo	$145,000	$98	66
149 E Bond St	0.24mi	2/2.0 (-1)	1,336 (-10%)	13mo	$120,000	$90	52
300 Piatt St	0.32mi	2/1.0 (-1)	1,664 (+12%)	22mo	$125,000	$75	41
300 Piatt St	0.48mi	2/1.0 (-1)	1,664 (+12%)	22mo	$125,000	$75	34
400 N Piatt St	0.53mi	4/2.0 (+1)	1,352 (-9%)	22mo	$46,000	$34	33

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-20,307
• Equity at exit: $19,383

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-16,632
• Equity at exit: $11,240

Cash invested: $36,400 (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 61813

• Home prices YoY: -15.0%
• Active inventory: 2
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$178 /mo · $2,132/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $11

Break-even live

Break-even rent $1,156

Max offer price $130,000

Occupancy floor 94%

Sensitivity live

Price	-10% $85	-5% $48	+0% $11	+5% $-25	+10% $-62
Rent	-10% $-81	-5% $-35	+0% $11	+5% $58	+10% $104
Rate	-1.0pp $77	-0.5pp $45	base $11	+0.5pp $-22	+1.0pp $-56

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   status Pending 410-char remark

   Show marketing remark (410 chars)

   This home is located in a quiet small-town setting, offering comfort and space in a desirable corner-lot location. Situated on a generously sized lot, this property provides plenty of outdoor room for gardening, entertaining, or future expansion. The home also features a convenient 1.5-car garage, perfect for parking and additional storage. A wonderful opportunity to enjoy peaceful living with room to grow.

2. 2026-05-03
   historical Active Under Contract 410-char remark

   Show marketing remark (410 chars)

   This home is located in a quiet small-town setting, offering comfort and space in a desirable corner-lot location. Situated on a generously sized lot, this property provides plenty of outdoor room for gardening, entertaining, or future expansion. The home also features a convenient 1.5-car garage, perfect for parking and additional storage. A wonderful opportunity to enjoy peaceful living with room to grow.

3. 2026-04-10
   listed $130,000 Active 410-char remark

   Show marketing remark (410 chars)

   This home is located in a quiet small-town setting, offering comfort and space in a desirable corner-lot location. Situated on a generously sized lot, this property provides plenty of outdoor room for gardening, entertaining, or future expansion. The home also features a convenient 1.5-car garage, perfect for parking and additional storage. A wonderful opportunity to enjoy peaceful living with room to grow.

ⓘ 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: $2,132 · $178/mo
• Projected year-2 tax: $2,541 · $212/mo
• Expected delta: +$410/yr (+$34/mo · 19.2%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,051
• − Mortgage interest: −$7,282
• − Property taxes: −$2,132
• − Insurance: −$650
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,782
• Taxable loss: −$2,043
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $628/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: Bement CUSD 5
• NCES district ID: 1705820
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $50,363
• Composite: 36.9/100
• National rank: #9131
• State rank: #319 of 919 in IL

Livability — Bement

• Score: 64/100
• State rank: #707
• US rank: #14354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bement, IL
• Population (ZIP): 1,813

Population outlook (Piatt County) Hauer SSP2

• Today (2025): 15,501 people
• By 2030: 14,978 · -3.4%
• By 2040: 13,805 · -10.9%
• By 2050: 12,563 · -19.0%
• By 2075: 9,916 · -36.0%
• By 2100: 7,295 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 3% Iranian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Piatt

• 2024 margin: Solid R (+30.5) · D 33.7% · R 64.3% · Other 2.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -12.6pp · 2024: -30.5pp
• All cycles: 2024: R+30.5 2020: R+29.6 2016: R+33.6 2012: R+26.8 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.20%
• Current HPI: 164.9164
• 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

3 events — show timeline

• 2026-05-14 Pending — CIBR
• 2026-05-03 Contingent — CIBR
• 2026-04-10 Listed $130,000 CIBR

Property tax history

+1.9%/yr

Latest (2024): $2,132 · +2.1% YoY. Source: county tax records.