101 Lincoln St · Sidell, IL 61876

$139,900

4 bd · 2.0 ba · 1,800 sqft · Other · 29 Days on market

Built 1900 10,758 sqft 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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• Appreciation +3.8/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this spacious 4 bedroom, 2 bath brick ranch situated on a double half acre corner lot in peaceful Sidell! Inside, you're greeted by a warm and inviting living room with beautiful hardwood floors. The heart of the home is the cozy family room featuring a fireplace, creating the ideal spot to relax. With four bedrooms, this home provides flexibility for family, guests, or a home office. The two full bathrooms offer convenience and functionality. Outside, the corner lot provides extra yard space and curb appeal, giving you room to enjoy the outdoors. Find peace of mind with a brand new roof in 2025. Whether you're looking for space to grow or a place to settle into for years to come, this home combines comfort and charm. Take a look today!

Key facts

• Brand new roof
• Extra yard space
• Cozy family room

Tags

• DOUBLE HALF ACRE CORNER LOT
• HARDWOOD FLOORS
• COZY FAMILY ROOM
• FIREPLACE
• EXTRA YARD SPACE
• BRAND NEW ROOF

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: No master association fee required

Exterior

• Parking:
• Security:
• Utilities: Public water; Septic tank sewer
• Home design: Detached single-family home; One-story design; Fee simple ownership; Built before 1978
• Construction: Vinyl siding and brick exterior
• Exterior features: Lot roughly 66 x 165; Less than 0.25 acre lot

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Four bedrooms (all on the main level); Master bedroom on the main level with full bath
• Flooring: Hardwood flooring in portions of the home; Carpet in some bedrooms; Vinyl flooring in kitchen, family room and laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Seven total rooms; Main-level living spaces
• Laundry & utility: Main-level laundry room (7 x 14)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $-46 ($-551/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (8.6% below list).
• Recommended offer: $128k (8.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#633 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Zoned schools: Salt Fork Junior High School (math 17% / reading 42%, grade F, #256 of 665 statewide, top 41%, 186 students, 0% FRL); Salt Fork High School (math 5% / reading 15%, grade F, #528 of 693 statewide, top 82%, 247 students, 0% FRL).
• Market conditions: 2 active listings in the ZIP; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.3%/yr); year-one equity from $967 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $140k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $127,807 (8.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 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?
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: 0.91% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.45×
• Total profit: $-21,470
• Equity at exit: $25,169

10-year hold

• IRR: -6.5%
• Equity multiple: 0.52×
• Total profit: $-18,607
• Equity at exit: $19,631

Cash invested: $39,172 (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 61876

• Home prices YoY: -1.9%
• Active inventory: 2
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$264 /mo · $3,164/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-46

Break-even live

Break-even rent $1,336

Max offer price $131,786

Occupancy floor 99%

Sensitivity live

Price	-10% $33	-5% $-6	+0% $-46	+5% $-86	+10% $-125
Rent	-10% $-147	-5% $-96	+0% $-46	+5% $5	+10% $55
Rate	-1.0pp $25	-0.5pp $-10	base $-46	+0.5pp $-82	+1.0pp $-119

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $139,900 Active 29 DOM
2. 2026-06-18
   days on market $139,900 Active 28 DOM
3. 2026-06-17
   days on market $139,900 Active 27 DOM
4. 2026-06-16
   days on market $139,900 Active 26 DOM
5. 2026-06-15
   days on marketlisting id $139,900 Active 25 DOM
6. 2026-06-14
   days on market $139,900 Active 254 DOM
7. 2026-06-12
   days on market $139,900 Active 253 DOM
8. 2026-06-09
   days on market $139,900 Active 250 DOM
9. 2026-06-08
   days on market $139,900 Active 249 DOM
10. 2026-06-07
    days on market $139,900 Active 248 DOM
11. 2026-06-03
    days on market $139,900 Active 244 DOM
12. 2026-06-02
    days on market $139,900 Active 243 DOM
13. 2026-06-01
    days on market $139,900 Active 242 DOM
14. 2026-05-31
    days on market $139,900 Active 241 DOM
15. 2026-05-30
    days on market $139,900 Active 240 DOM
16. 2026-05-21
    listed $149,900 Active 757-char remark

    Show marketing remark (757 chars)

    Welcome to this spacious 4 bedroom, 2 bath brick ranch situated on a double half acre corner lot in peaceful Sidell! Inside, you're greeted by a warm and inviting living room with beautiful hardwood floors. The heart of the home is the cozy family room featuring a fireplace, creating the ideal spot to relax. With four bedrooms, this home provides flexibility for family, guests, or a home office. The two full bathrooms offer convenience and functionality. Outside, the corner lot provides extra yard space and curb appeal, giving you room to enjoy the outdoors. Find peace of mind with a brand new roof in 2025. Whether you're looking for space to grow or a place to settle into for years to come, this home combines comfort and charm. Take a look today!

17. 2026-03-26
    price $149,900
18. 2026-01-07
    price $154,900
19. 2025-12-09
    price $159,900
20. 2025-10-22
    price $164,900
21. 2025-10-02
    listed $169,900 Active
22. 2002-11-28
    soldstatus $59,000

ⓘ 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: $3,164 · $264/mo
• Projected year-2 tax: $3,170 · $264/mo
• Expected delta: +$6/yr ($0/mo · 0.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,337
• − Mortgage interest: −$7,837
• − Property taxes: −$3,164
• − Insurance: −$700
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,070
• Taxable loss: −$2,887
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $142/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)

No district data.

Livability — Sidell

• Score: 65/100
• State rank: #633
• US rank: #12947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidell, IL
• Population (ZIP): 823

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · South Korea
• Languages at home: 98% English-only · German/W. Germanic 1% Korean 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.31%
• Current HPI: 116.1097
• 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

+154.1% since first listed

7 events — show timeline

• 2026-05-21 Listed $149,900 CIBR
• 2026-03-26 Price Changed $149,900 MRED as Distributed by MLS Grid
• 2026-01-07 Price Changed $154,900 MRED as Distributed by MLS Grid
• 2025-12-09 Price Changed $159,900 MRED as Distributed by MLS Grid
• 2025-10-22 Price Changed $164,900 MRED as Distributed by MLS Grid
• 2025-10-02 Listed $169,900 MRED as Distributed by MLS Grid
• 2002-11-28 Sold (Public Records) $59,000 Public Records

Property tax history

+5.3%/yr

Latest (2024): $3,164 · +0.4% YoY. Source: county tax records.