110 E Bishop St · Yates City, IL 61572

$95,000

2 bd · 1.5 ba · 1,416 sqft · Other public records · 198 Days on market

Built 1930 0.33 ac lot $67/sqft · 20% below area Est $100k · 5% under

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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 +24.1/30.0
• ARV discount +9.9/15.0
• Appreciation +8.9/10.0
• DSCR +7.8/10.0
• 1% rule +6.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

A Home to Call Your Own! Charming 2-bedroom home featuring a comfortable living room, an eat-in kitchen, a dedicated dining room, and convenient main-floor laundry. The basement includes a second bath and plenty of storage space. Enjoy the single-car detached garage and a spacious, park-like backyard—perfect for gardening, entertaining, and outdoor activities. Refrigerator, stove, washer, and dryer all stay! Additional highlights include newer windows and ample attic insulation for year-round comfort.

Key facts

• Second bath
• Eat-in kitchen
• Main-floor laundry

Tags

• EAT-IN KITCHEN
• DEDICATED DINING ROOM
• MAIN-FLOOR LAUNDRY
• SECOND BATH
• PLENTY OF STORAGE SPACE
• SINGLE-CAR DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/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: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#949 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, schools F.
• Farmington Central CUSD 265 (rural): math 23% / reading 29% proficiency, ranked #293 of 620 in IL (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($657 loan paydown + $7k appreciation (7.8% local appreciation)).
• Knox County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $13k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $95k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (median comp): $100,441
• List price: $95,000
• Delta: -5.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

7.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.88×
• Total profit: $49,978
• Equity at exit: $70,918

10-year hold

• IRR: 23.7%
• Equity multiple: 6.12×
• Total profit: $136,122
• Equity at exit: $139,589

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 61572

• Home prices YoY: 5.2%
• Active inventory: 7
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $188

Break-even live

Break-even rent $857

Max offer price $95,000

Occupancy floor 78%

Sensitivity live

Price	-10% $242	-5% $215	+0% $188	+5% $161	+10% $135
Rent	-10% $102	-5% $145	+0% $188	+5% $232	+10% $275
Rate	-1.0pp $236	-0.5pp $213	base $188	+0.5pp $164	+1.0pp $139

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 16 events

1. 2026-06-12
   statusdays on market $95,000 Pending 198 DOM
2. 2026-06-09
   days on market $95,000 Active 195 DOM
3. 2026-06-08
   days on market $95,000 Active 194 DOM
4. 2026-06-07
   days on market $95,000 Active 193 DOM
5. 2026-06-04
   days on market $95,000 Active 189 DOM
6. 2026-06-02
   days on market $95,000 Active 188 DOM
7. 2026-06-01
   days on market $95,000 Active 187 DOM
8. 2026-05-31
   days on market $95,000 Active 186 DOM
9. 2026-05-15
   price $95,000 513-char remark

   Show marketing remark (513 chars)

   A Home to Call Your Own! Charming 2-bedroom home featuring a comfortable living room, an eat-in kitchen, a dedicated dining room, and convenient main-floor laundry. The basement includes a second bath and plenty of storage space. Enjoy the single-car detached garage and a spacious, park-like backyard—perfect for gardening, entertaining, and outdoor activities. Refrigerator, stove, washer, and dryer all stay! Additional highlights include newer windows and ample attic insulation for year-round comfort.

10. 2026-01-28
    price $99,900 513-char remark

    Show marketing remark (513 chars)

    A Home to Call Your Own! Charming 2-bedroom home featuring a comfortable living room, an eat-in kitchen, a dedicated dining room, and convenient main-floor laundry. The basement includes a second bath and plenty of storage space. Enjoy the single-car detached garage and a spacious, park-like backyard—perfect for gardening, entertaining, and outdoor activities. Refrigerator, stove, washer, and dryer all stay! Additional highlights include newer windows and ample attic insulation for year-round comfort.

11. 2025-11-23
    listed $108,000 Active 513-char remark

    Show marketing remark (513 chars)

    A Home to Call Your Own! Charming 2-bedroom home featuring a comfortable living room, an eat-in kitchen, a dedicated dining room, and convenient main-floor laundry. The basement includes a second bath and plenty of storage space. Enjoy the single-car detached garage and a spacious, park-like backyard—perfect for gardening, entertaining, and outdoor activities. Refrigerator, stove, washer, and dryer all stay! Additional highlights include newer windows and ample attic insulation for year-round comfort.

12. 2015-09-17
    soldstatus $27,000 423-char remark

    Show marketing remark (423 chars)

    Case #132-210101 L/D 7/25/15, FHA Financing: IE (Insured Escrow), 203K Eligible, Repair Escrow: $550.00.Property Being Offered For Sale "AS IS". "A Home to Call Your Own" Two bedroom w/ living room, eat-in kitchen, dining room and laundry on the main floor. The basement offers an additional bath and storage. Single car detached garage with spacious backyard for gardening, entertaining and activities.

13. 2015-07-25
    listed $27,000 423-char remark

    Show marketing remark (423 chars)

    Case #132-210101 L/D 7/25/15, FHA Financing: IE (Insured Escrow), 203K Eligible, Repair Escrow: $550.00.Property Being Offered For Sale "AS IS". "A Home to Call Your Own" Two bedroom w/ living room, eat-in kitchen, dining room and laundry on the main floor. The basement offers an additional bath and storage. Single car detached garage with spacious backyard for gardening, entertaining and activities.

14. 2008-07-15
    soldstatus $43,600
15. 2008-07-15
    soldstatus $44,000
16. 2008-04-08
    listed $49,000

ⓘ 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: $1,667 · $139/mo
• Projected year-2 tax: $1,912 · $159/mo
• Expected delta: +$245/yr (+$20/mo · 14.7%)

ⓘ 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 ≥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: $13,139
• − Mortgage interest: −$5,321
• − Property taxes: −$1,667
• − Insurance: −$475
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,764
• Taxable income: $810
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $2,066/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: Farmington Central CUSD 265
• NCES district ID: 1700044
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $54,785
• Composite: 23.33/100
• National rank: #7914
• State rank: #293 of 620 in IL

Livability — Yates City

• Score: 60/100
• State rank: #949
• US rank: #18574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yates City, IL
• Population (ZIP): 916

Population outlook (Knox County) Hauer SSP2

• Today (2025): 48,224 people
• By 2030: 46,333 · -3.9%
• By 2040: 42,424 · -12.0%
• By 2050: 38,929 · -19.3%
• By 2075: 31,523 · -34.6%
• By 2100: 24,092 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 2% Two or more races 2%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Knox

• 2024 margin: Lean R (+9.4) · D 44.4% · R 53.7% · Other 1.9%
• 2008→2024 swing: -29.3pp toward R · 2008: 19.9pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.6 2016: R+3.3 2012: D+17.1 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.81%
• Current HPI: 157.2979
• 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

+93.9% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $95,000 RMLSA as Distributed by MLS Grid
• 2026-01-28 Price Changed $99,900 RMLSA as Distributed by MLS Grid
• 2025-11-23 Listed $108,000 RMLSA as Distributed by MLS Grid
• 2015-09-17 Sold (MLS) $27,000 RMLSA as Distributed by MLS Grid
• 2015-07-25 Listed $27,000 RMLSA as Distributed by MLS Grid
• 2008-07-15 Sold (Public Records) $44,000 Public Records
• 2008-07-15 Sold (MLS) $43,600 RMLSA as Distributed by MLS Grid
• 2008-04-08 Listed $49,000 RMLSA as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2024): $1,667 · +18.1% YoY. Source: county tax records.