105 N 1st St · Sparland, IL 61565

$120,000

3 bd · 1.0 ba · 1,668 sqft · SingleFamily public records · 26 Days on market

Built 1910 0.29 ac lot $72/sqft · 22% above area Est $112k · 7% over

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Why this score? — see what drove the C- 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 +18.9/30.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• ARV discount +4.2/15.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to a place where character and comfort come together in all the right ways. From the moment you step inside, the natural woodwork and warmth set the tone, creating a space that feels inviting, and ready for your next chapter. The main floor offers both a living room and family room, giving you the flexibility to truly enjoy how you live day to day. At the center of it all, the kitchen offers the space you’re looking for, making it easy to cook, connect, and entertain. A comfortable primary bedroom along with two additional bedrooms, offering space for family, guests, or even a dedicated home office. Just off the kitchen, a set of glass doors leads to a private deck, the kind of spot where mornings start quietly and evenings naturally wind down. Upstairs, a walk-up attic opens the door to endless possibilities whether you’ve been dreaming of a home office, creative space, or additional living area. What truly sets this home apart is what’s waiting outside. The above-ground pool is surrounded by a deck built for summer days and laid-back nights. Just steps away, the pool house creates an experience all its own, complete with a bar area and a roll-up door that opens wide for effortless entertaining. The pool lounge gives you even more space to relax & cool off. This isn’t just a backyard… it’s where the best days happen. If you’ve been waiting for a home with personality, space, and a setup that makes life more fun this is the one you don’t want to miss!

Key facts

• Natural woodwork
• Private deck
• Enclosed side porch

Tags

• PRIVATE RETREAT
• NATURAL WOODWORK
• LIVING AND FAMILY ROOMS
• PRIVATE DECK
• WALK-UP ATTIC
• ENCLOSED SIDE PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (5.5% below list).
• Recommended offer: $113k (5.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,228 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime D-, amenities F, commute F.
• Midland CUSD 7 (rural): math 24% / reading 46% proficiency, ranked #189 of 620 in IL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Midland Elementary School (math 17% / reading 27%, grade F, #940 of 2,056 statewide, top 49%, 274 students, 0% FRL); Midland Middle School (math 27% / reading 57%, grade D-, #116 of 665 statewide, top 19%, 196 students, 0% FRL); Midland High School (math 24% / reading 34%, grade F, #187 of 693 statewide, top 30%, 195 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 9 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Marshall County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,392 (5.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (median comp): $111,767
• List price: $120,000
• Delta: 7.37%
• 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
105 N 1st St	0.00mi	3/1.0	1,903 (+14%)	0mo	$100,000	$53	76
104 School St	0.06mi	3/1.5	1,531 (-8%)	19mo	$45,000	$29	66
1000 Gimlet Creek Rd	0.53mi	2/2.0 (-1)	1,700 (+2%)	15mo	$225,000	$132	50

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 3.18×
• Total profit: $73,155
• Equity at exit: $108,106

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $209,248
• Equity at exit: $233,134

Cash invested: $33,600 (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 61565

• Home prices YoY: 19.2%
• Active inventory: 7
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $123

Break-even live

Break-even rent $979

Max offer price $120,000

Occupancy floor 84%

Sensitivity live

Price	-10% $191	-5% $157	+0% $123	+5% $89	+10% $55
Rent	-10% $33	-5% $78	+0% $123	+5% $168	+10% $212
Rate	-1.0pp $183	-0.5pp $153	base $123	+0.5pp $92	+1.0pp $60

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   status Pending 1541-char remark

   Show marketing remark (1541 chars)

   Welcome home to a place where character and comfort come together in all the right ways. From the moment you step inside, the natural woodwork and warmth set the tone, creating a space that feels inviting, and ready for your next chapter. The main floor offers both a living room and family room, giving you the flexibility to truly enjoy how you live day to day. At the center of it all, the kitchen offers the space you’re looking for, making it easy to cook, connect, and entertain. A comfortable primary bedroom along with two additional bedrooms, offering space for family, guests, or even a dedicated home office. Just off the kitchen, a set of glass doors leads to a private deck, the kind of spot where mornings start quietly and evenings naturally wind down. Upstairs, a walk-up attic opens the door to endless possibilities whether you’ve been dreaming of a home office, creative space, or additional living area. What truly sets this home apart is what’s waiting outside. The above-ground pool is surrounded by a deck built for summer days and laid-back nights. Just steps away, the pool house creates an experience all its own, complete with a bar area and a roll-up door that opens wide for effortless entertaining. The pool lounge gives you even more space to relax & cool off. This isn’t just a backyard… it’s where the best days happen. If you’ve been waiting for a home with personality, space, and a setup that makes life more fun this is the one you don’t want to miss!

2. 2026-04-16
   listed $120,000 Active 1541-char remark

   Show marketing remark (1541 chars)

   Welcome home to a place where character and comfort come together in all the right ways. From the moment you step inside, the natural woodwork and warmth set the tone, creating a space that feels inviting, and ready for your next chapter. The main floor offers both a living room and family room, giving you the flexibility to truly enjoy how you live day to day. At the center of it all, the kitchen offers the space you’re looking for, making it easy to cook, connect, and entertain. A comfortable primary bedroom along with two additional bedrooms, offering space for family, guests, or even a dedicated home office. Just off the kitchen, a set of glass doors leads to a private deck, the kind of spot where mornings start quietly and evenings naturally wind down. Upstairs, a walk-up attic opens the door to endless possibilities whether you’ve been dreaming of a home office, creative space, or additional living area. What truly sets this home apart is what’s waiting outside. The above-ground pool is surrounded by a deck built for summer days and laid-back nights. Just steps away, the pool house creates an experience all its own, complete with a bar area and a roll-up door that opens wide for effortless entertaining. The pool lounge gives you even more space to relax & cool off. This isn’t just a backyard… it’s where the best days happen. If you’ve been waiting for a home with personality, space, and a setup that makes life more fun this is the one you don’t want to miss!

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,925 · $160/mo
• Expected delta: +$799/yr (+$67/mo · 71.0%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,607
• − Mortgage interest: −$6,722
• − Property taxes: −$1,125
• − Insurance: −$600
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$3,491
• Taxable loss: −$508
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $1,595/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: Midland CUSD 7
• NCES district ID: 1700126
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $55,523
• Composite: 30.79/100
• National rank: #6148
• State rank: #189 of 620 in IL

Livability — Sparland

• Score: 56/100
• State rank: #1228
• US rank: #23035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sparland, IL
• Population (ZIP): 1,339

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 10,717 people
• By 2030: 9,992 · -6.8%
• By 2040: 8,554 · -20.2%
• By 2050: 7,236 · -32.5%
• By 2075: 4,958 · -53.7%
• By 2100: 3,326 · -69.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 3% Italian 3% Romanian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+36.0) · D 31.2% · R 67.2% · Other 1.6%
• 2008→2024 swing: -35.0pp toward R · 2008: -1.0pp · 2024: -36.0pp
• All cycles: 2024: R+36.0 2020: R+34.5 2016: R+33.8 2012: R+14.3 2008: R+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.39%
• Current HPI: 157.57
• 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

2 events — show timeline

• 2026-05-12 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-16 Listed $120,000 RMLSA as Distributed by MLS Grid

Property tax history

-3.8%/yr

Latest (2024): $1,125 · -3.3% YoY. Source: county tax records.