210 E 9th St · Gibson City, IL 60936

$625,000

16 bd · 9.6 ba · 7,000 sqft · MultiFamily · 5 Days on market

Built 1975 Fair condition 0.37 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

10 Units total, The main building is an 8 unit, 2 story apartment building with a partial basement. This building has 8, 2 bedroom apartments. Each have an open floor plan with 1 full bathroom. There is coin laundry available for the tenants in the main hallway. The 2nd building is a 2 unit converted house located behind the main building. The buildings are in good repair, vacancy has been minimal. It has provided year to good income for the owners.

Key facts

• 0.37 acre lot
• Built 1975
• Listed 5 days

Property features AI

Finance

• Other: Parcel number available in records
• Financial info: Total of 10 units; Building generates approximately $3,800 monthly ($45,640 gross annually); Monthly income per unit type: 8 units (2-bed) roughly $450–$550; 2 units (1-bed) roughly $390–$450; Gross rent multiplier approximately 13.7; Reported annual expenses include electric, trash, and insurance

Exterior

• Parking: Outdoor parking with room for 6–12 vehicles
• Utilities: Municipal water; Circuit breaker electrical service; Separate electric meters
• Home design: Multi-family building (5+ units); Individual ownership; Not a conversion
• Construction: Built before 1978; Hip roof with fiberglass material; Brick construction
• Exterior features: Lot dimensions approximately 100 x 160; Zoned for multi-family; Brick exterior

Interior

• Kitchen: Multiple ranges in building (10 total)
• Bedrooms: Eight units total: most units are 2-bedroom and 1-bedroom layouts (see unit breakdown)
• Bathrooms: Units include full bathrooms
• Heating & cooling: Electric heating with baseboard; Separate heating per unit; Wall sleeve and window air-conditioning units
• Interior features: Basement with storage space; Month-to-month tenancy
• Laundry & utility: Separate electric meters for units

What this means for you Summary

Snapshot

• This is a 8 × 2-bed/?-bath units multifamily listed at $625k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive. Per door: $97/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $625k).

Location & tenants

• Location reads 63/100 on livability (#777 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: schools D, amenities F, commute F.
• Gibson City-Melvin-Sibley CUSD 5 (town): math 26% / reading 36% proficiency, ranked #242 of 620 in IL (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 10 units permitted in Ford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• Ford County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $625,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-51,739
• Equity at exit: $93,190

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $19,005
• Equity at exit: $54,039

Cash invested: $175,000 (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 60936

• Home prices YoY: -26.7%
• Active inventory: 17
• Price-to-rent: 64.6×

Monthly cashflow live

• Estimated rent: $6,450 medium
• Mortgage (P&I): −$3,278
• Tax est. 1.5%: −$781 /mo · $9,375/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,354
• Net cashflow: $776

Break-even live

Break-even rent $5,467

Max offer price $625,000

Occupancy floor 83%

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	2	—	$6,448
Total (8 units)			$6,450

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-12
   status Pending

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $77,400
• − Mortgage interest: −$35,010
• − Property taxes: −$9,375
• − Insurance: −$3,125
• − Repairs & maintenance: −$6,192
• − Management: −$6,192
• − Depreciation: −$18,182
• Taxable loss: −$676
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $9,477/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 · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with some repairs and maintenance needed, including replacing the roof and exterior siding, and replacing the carpeted flooring. The property has a moderate level of rehabilitation required to increase its value.

Repairs flagged

• Major Roof — The independent satellite image shows a flat roof with visible wear and tear, indicating potential need for replacement.
• Moderate Exterior siding — The exterior siding appears to be in fair condition, with some discoloration and wear visible.
• Minor Flooring — The carpeted floors appear to be in fair condition, with some discoloration and wear visible.

Value-add opportunities

• Both Replace roof — Replacing the roof will improve the overall condition of the property and increase its resale and rental value.
• Both Paint exterior siding — Painting the exterior siding will improve the curb appeal and increase the property's resale and rental value.
• Both Replace carpeted flooring — Replacing the carpeted flooring with hardwood or tile flooring will improve the overall condition of the property and increase its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · The independent satellite image shows a flat roof with visible wear and tear, indicating potential need for replacement.	Major	$15,000–50,000
Exterior siding · The exterior siding appears to be in fair condition, with some discoloration and wear visible.	Moderate	$3,000–15,000
Flooring · The carpeted floors appear to be in fair condition, with some discoloration and wear visible.	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both Replace roof — Replacing the roof will improve the overall condition of the property and increase its resale and rental value. ↑
• Both Paint exterior siding — Painting the exterior siding will improve the curb appeal and increase the property's resale and rental value. ↑
• Both Replace carpeted flooring — Replacing the carpeted flooring with hardwood or tile flooring will improve the overall condition of the property and increase its resale and rental 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: Gibson City-Melvin-Sibley CUSD 5
• NCES district ID: 1700041
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 36% ▼ -12.00%
• Median HH income: $46,998
• Composite: 26.71/100
• National rank: #7150
• State rank: #242 of 620 in IL

Livability — Gibson City

• Score: 63/100
• State rank: #777
• US rank: #15522

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: Gibson City, IL
• Population (ZIP): 4,260

Population outlook (Ford County) Hauer SSP2

• Today (2025): 13,044 people
• By 2030: 12,607 · -3.4%
• By 2040: 11,716 · -10.2%
• By 2050: 10,836 · -16.9%
• By 2075: 9,328 · -28.5%
• By 2100: 7,803 · -40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 8% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Scandinavian 3% Romanian 2%
• Foreign-born: 5% · Canada, Philippines, Guatemala
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Ford

• 2024 margin: Solid R (+47.9) · D 25.1% · R 73.0% · Other 1.9%
• 2008→2024 swing: -18.9pp toward R · 2008: -29.0pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+47.3 2016: R+48.7 2012: R+42.9 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.66%
• Current HPI: 180.223
• 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