115 E Court St · Cambridge, IL 61238

$100,000

5 bd · 1.0 ba · 2,402 sqft · SingleFamily public records · 1 Days on market

Built 1915 0.25 ac lot Est $161k · 38% under ↓ 17% since listing

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Why this score? — see what drove the A 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
• Appreciation +9.2/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful turn of century home in Cambridge! Beautiful led glass windows, original woodwork, pocket doors & french doors, and hardwood floors. Updated kitchen with breakfast bar and pantry storage. Formal dining room with built in china cabinet. Gourgeous tiled fireplace with wood mantel surround. Large Walk Up Attic with lots of storage areas.

Key facts

• Pocket doors
• Original woodwork
• Claw foot tub

Tags

• ORIGINAL WOODWORK
• POCKET DOORS
• STAINED GLASS WINDOWS
• WOOD BURNING FIREPLACE
• CLAW FOOT TUB
• BUILT-INS

Property features AI

Finance

• Other: Property located in unincorporated Cambridge township; directions: Hwy 81 (Court St.) into Cambridge, house on north side of the road
• Financial info: Details not provided
• HOA & community: No master association fee required

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story house; Accessible / disability equipped; Living area measured by taped method; Built over 100 years ago
• Construction: Vinyl siding exterior; Brick/mortar foundation; Asphalt roof; Approximately 2,460 finished square feet (total finished/unfinished 3,690)
• Exterior features: Level lot; Lot dimensions approximately 70.5 x 155; Lot between 0.25 and 0.49 acre

Interior

• Kitchen: Kitchen with eating area/breakfast bar (14 x 12, vinyl flooring); Microwave; Range; Dishwasher; Refrigerator
• Bedrooms: 6 bedrooms total; Master bedroom on second floor (13 x 15, carpet); Bedroom 2 on main floor (12 x 13, hardwood); Bedroom 3 on second floor (13 x 11, carpet); Bedroom 4 on second floor (14 x 13, carpet); Bedroom 5 on second floor (10 x 12, carpet); Bedroom 6 on second floor (9 x 12, carpet)
• Flooring: Hardwood flooring in living room, dining room, family room, and Bedroom 2; Carpet in most upstairs bedrooms and master bedroom; Vinyl flooring in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Radiator heating; Window air conditioning units
• Interior features: 10 total rooms; Separate dining room; Full unfinished basement; Full interior attic with unfinished space and interior stair access; 1 fireplace in the living room
• Laundry & utility: Laundry room in basement (10 x 10)

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 66/100 on livability (#584 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Cambridge CUSD 227 (rural): math 28% / reading 37% proficiency, ranked #215 of 620 in IL (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 32 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $8k appreciation (8.3% local appreciation)).
• Henry County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1915 — 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. 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?
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: 1.53% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.83%
• DSCR: 1.84
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $160,934
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 S Prospect St	0.11mi	4/3.5 (-1)	2,390 (-0%)	23mo	$118,000	$49	60
111 N Main St	0.28mi	5/1.5	2,092 (-13%)	8mo	$173,000	$83	57
408 W Center St	0.43mi	4/1.5 (-1)	2,677 (+11%)	12mo	$180,000	$67	44

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

Projected returns pro-forma

8.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.55×
• Total profit: $71,429
• Equity at exit: $78,297

10-year hold

• IRR: 31.4%
• Equity multiple: 7.67×
• Total profit: $186,738
• Equity at exit: $157,690

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 61238

• Home prices YoY: 3.1%
• Active inventory: 15
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$207 /mo · $2,479/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $439

Break-even live

Break-even rent $978

Max offer price $100,000

Occupancy floor 66%

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 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $100,000 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: $2,479 · $207/mo
• Projected year-2 tax: $2,479 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥103°F today · 17 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: $18,409
• − Mortgage interest: −$5,602
• − Property taxes: −$2,479
• − Insurance: −$500
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$2,909
• Taxable income: $3,974
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $4,317/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: Cambridge CUSD 227
• NCES district ID: 1708160
• Math proficiency: 28% ▲ 4.00%
• Reading proficiency: 37% ▲ 10.00%
• Median HH income: $55,653
• Composite: 28.79/100
• National rank: #6663
• State rank: #215 of 620 in IL

Livability — Cambridge

• Score: 66/100
• State rank: #584
• US rank: #12167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, IL
• Population (ZIP): 2,705

Population outlook (Henry County) Hauer SSP2

• Today (2025): 47,376 people
• By 2030: 45,920 · -3.1%
• By 2040: 42,829 · -9.6%
• By 2050: 39,606 · -16.4%
• By 2075: 31,848 · -32.8%
• By 2100: 23,503 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2%
• Common ancestry: English 6% Scottish 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Henry

• 2024 margin: Strong R (+24.5) · D 36.8% · R 61.3% · Other 1.9%
• 2008→2024 swing: -32.2pp toward R · 2008: 7.7pp · 2024: -24.5pp
• All cycles: 2024: R+24.5 2020: R+21.4 2016: R+21.2 2012: D+3.1 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.34%
• Current HPI: 276.25
• 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

-16.6% since first listed

22 events — show timeline

• 2026-06-17 Listed $100,000 MRED as Distributed by MLS Grid
• 2026-02-09 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-23 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-20 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-07 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-06 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-29 Listed — RMLSA as Distributed by MLS Grid
• 2024-11-21 Sold (Public Records) $100,000 Public Records
• 2024-11-21 Sold (MLS) $100,000 MRED as Distributed by MLS Grid
• 2024-11-21 Sold (MLS) $100,000 RMLSA as Distributed by MLS Grid
• 2024-10-30 Contingent — RMLSA as Distributed by MLS Grid
• 2024-10-26 Price Changed $109,000 RMLSA as Distributed by MLS Grid
• 2024-09-21 Listed $109,000 MRED as Distributed by MLS Grid
• 2024-09-21 Listed $119,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2015-07-01 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $2,479 · -7.8% YoY. Source: county tax records.