607 S Main St · Sorento, IL 62086

$95,000

3 bd · 2.0 ba · 1,376 sqft · SingleFamily · 109 Days on market

Built 1900 Fair condition 0.94 ac lot $69/sqft · at area comps Est $96k · at est. ↓ 5% since listing

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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 +27.1/30.0
• Appreciation +9.6/10.0
• DSCR +9.4/10.0
• ARV discount +8.0/15.0
• 1% rule +7.3/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.3/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

BACK ON MARKET AT NO FAULT OF SELLER. Don't miss this opportunity to see this three-bedroom, two-bathroom home on just under an acre. This home offers the perfect mix of space and flexibility. The wood flooring and newly updated primary bathroom add charm. While outside, the solar panels, attached garage, fenced pasture and shed, make outdoor living easy. This home offers a great foundation with lots of room to make it your own.

Key facts

• 0.94 acre lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,351 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Bond County CUSD 2 (town): math 35% / reading 41% proficiency, ranked #345 of 919 in IL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenville Elem School (math 24% / reading 24%, grade F, #850 of 2,056 statewide, top 45%, 531 students, 0% FRL); Greenville Jr High School (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 300 students, 0% FRL); Bond Cty Comm Unit 2 High School (math 32% / reading 27%, grade F, #187 of 693 statewide, top 30%, 504 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 35 units permitted in Bond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($657 loan paydown + $9k appreciation (9.2% local appreciation)).
• Bond County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 9.68%
• Cash-on-cash: 12.08%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $96,019
• List price: $95,000
• Delta: -1.06%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 S Main St	0.03mi	3/1.5	1,293 (-6%)	9mo	$150,000	$116	79
206 W Illinois St	0.20mi	3/1.0	1,300 (-6%)	4mo	$29,900	$23	74
210 N Main St	0.54mi	4/2.0 (+1)	1,264 (-8%)	15mo	$20,000	$16	43

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

Projected returns pro-forma

9.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 3.40×
• Total profit: $63,913
• Equity at exit: $80,371

10-year hold

• IRR: 27.7%
• Equity multiple: 7.53×
• Total profit: $173,752
• Equity at exit: $168,059

Cash invested: $26,600 (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 62086

• Home prices YoY: 9.0%
• Active inventory: 7
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $268

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $333	-5% $301	+0% $268	+5% $235	+10% $202
Rent	-10% $175	-5% $222	+0% $268	+5% $314	+10% $360
Rate	-1.0pp $316	-0.5pp $292	base $268	+0.5pp $243	+1.0pp $218

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   days on market $95,000 Active 109 DOM
2. 2026-06-02
   days on market $95,000 Active 108 DOM
3. 2026-06-01
   days on market $95,000 Active 107 DOM
4. 2026-05-31
   days on market $95,000 Active 106 DOM
5. 2026-05-31
   days on market $95,000 Active 105 DOM
6. 2026-05-04
   price $95,000 432-char remark

   Show marketing remark (432 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. Don't miss this opportunity to see this three-bedroom, two-bathroom home on just under an acre. This home offers the perfect mix of space and flexibility. The wood flooring and newly updated primary bathroom add charm. While outside, the solar panels, attached garage, fenced pasture and shed, make outdoor living easy. This home offers a great foundation with lots of room to make it your own.

7. 2026-04-21
   status Active 432-char remark

   Show marketing remark (432 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. Don't miss this opportunity to see this three-bedroom, two-bathroom home on just under an acre. This home offers the perfect mix of space and flexibility. The wood flooring and newly updated primary bathroom add charm. While outside, the solar panels, attached garage, fenced pasture and shed, make outdoor living easy. This home offers a great foundation with lots of room to make it your own.

8. 2026-03-06
   historical Active Under Contract 432-char remark

   Show marketing remark (432 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. Don't miss this opportunity to see this three-bedroom, two-bathroom home on just under an acre. This home offers the perfect mix of space and flexibility. The wood flooring and newly updated primary bathroom add charm. While outside, the solar panels, attached garage, fenced pasture and shed, make outdoor living easy. This home offers a great foundation with lots of room to make it your own.

9. 2026-02-03
   listed $100,000 Active 432-char remark

   Show marketing remark (432 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. Don't miss this opportunity to see this three-bedroom, two-bathroom home on just under an acre. This home offers the perfect mix of space and flexibility. The wood flooring and newly updated primary bathroom add charm. While outside, the solar panels, attached garage, fenced pasture and shed, make outdoor living easy. This home offers a great foundation with lots of room to make it your own.

10. 2026-02-02
    historical $100,000 432-char remark

    Show marketing remark (432 chars)

    BACK ON MARKET AT NO FAULT OF SELLER. Don't miss this opportunity to see this three-bedroom, two-bathroom home on just under an acre. This home offers the perfect mix of space and flexibility. The wood flooring and newly updated primary bathroom add charm. While outside, the solar panels, attached garage, fenced pasture and shed, make outdoor living easy. This home offers a great foundation with lots of room to make it your own.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $14,040
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$2,764
• Taxable income: $1,809
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $2,779/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, with potential for significant value increase through painting, new windows, and landscaping.

Repairs flagged

• Minor paint — peeling in some areas
• Moderate windows — some appear old
• Minor landscaping — bare yard, some trees

Value-add opportunities

• Both painting — enhances curb appeal and interior
• Both new windows — improves energy efficiency and view
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · peeling in some areas	Minor	$500–3,000
windows · some appear old	Moderate	$3,000–15,000
landscaping · bare yard, some trees	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both painting — enhances curb appeal and interior ↑
• Both new windows — improves energy efficiency and view ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bond County CUSD 2
• NCES district ID: 1717730
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $51,996
• Composite: 35.52/100
• National rank: #9740
• State rank: #345 of 919 in IL

Livability — Sorento

• Score: 46/100
• State rank: #1351
• US rank: #26401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,399

Population outlook (Bond County) Hauer SSP2

• Today (2025): 15,651 people
• By 2030: 15,008 · -4.1%
• By 2040: 13,490 · -13.8%
• By 2050: 12,002 · -23.3%
• By 2075: 9,019 · -42.4%
• By 2100: 6,539 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Native American 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Bond

• 2024 margin: Solid R (+44.8) · D 26.5% · R 71.3% · Other 2.2%
• 2008→2024 swing: -43.5pp toward R · 2008: -1.3pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.0 2016: R+37.8 2012: R+14.7 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.24%
• Current HPI: 111.61
• 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

-5.0% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2026-04-21 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-06 Contingent — MARIS as Distributed by MLS Grid
• 2026-02-03 Listed $100,000 MARIS as Distributed by MLS Grid
• 2026-02-02 Coming Soon $100,000 MARIS as Distributed by MLS Grid