221 N York St · Martinsville, IL 62442

$84,900

2 bd · 1.0 ba · 1,273 sqft · SingleFamily · 55 Days on market

Built 1890 6,384 sqft lot Est $98k · 13% 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 +27.3/30.0
• ARV discount +13.5/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Appreciation +6.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

Key facts

• New drywall
• New pex plumbing
• Formal dining room

Tags

• SPACIOUS KITCHEN
• FORMAL DINING ROOM
• PRIVATE MASTER BEDROOM
• NEW PEX PLUMBING
• NEW DRYWALL
• NEW TRIM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one half levels; 1-story entry
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Rear porch; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: Total of 5 rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Tankless water heater; Crawl space basement
• Laundry & utility: Washer and dryer (main level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#944 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Martinsville CUSD 3C (rural): math 15% / reading 15% proficiency, ranked #778 of 919 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 1 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.1% local appreciation)).
• Clark County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $85k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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: 1.24% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.41%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $98,021
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 N Ferrell St	0.25mi	3/1.0 (+1)	1,380 (+8%)	5mo	$106,400	$77	65
14 E Bond St	0.09mi	3/2.0 (+1)	1,225 (-4%)	20mo	$69,000	$56	64

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

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.11×
• Total profit: $26,408
• Equity at exit: $38,712

10-year hold

• IRR: 20.6%
• Equity multiple: 4.01×
• Total profit: $71,469
• Equity at exit: $60,082

Cash invested: $23,772 (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 62442

• Home prices YoY: 2.9%
• Active inventory: 10
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $246

Break-even live

Break-even rent $739

Max offer price $84,900

Occupancy floor 72%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $84,900 Active 55 DOM
2. 2026-06-17
   days on market $84,900 Active 54 DOM
3. 2026-06-16
   days on market $84,900 Active 53 DOM
4. 2026-06-15
   days on market $84,900 Active 52 DOM
5. 2026-06-13
   days on market $84,900 Active 50 DOM
6. 2026-06-12
   days on market $84,900 Active 49 DOM
7. 2026-06-09
   days on market $84,900 Active 46 DOM
8. 2026-06-08
   days on market $84,900 Active 45 DOM
9. 2026-06-07
   days on market $84,900 Active 44 DOM
10. 2026-06-07
    days on market $84,900 Active 43 DOM
11. 2026-06-04
    days on market $84,900 Active 40 DOM
12. 2026-06-02
    pricedays on market $84,900 Active 39 DOM
13. 2026-06-01
    days on market $89,900 Active 38 DOM
14. 2026-05-31
    days on market $89,900 Active 37 DOM
15. 2026-05-31
    days on market $89,900 Active 36 DOM
16. 2026-05-18
    status Active
17. 2026-04-28
    historical Active Under Contract
18. 2026-04-24
    listed $89,900 Active
19. 2024-01-29
    soldstatus $42,000 Closed 471-char remark

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

20. 2024-01-29
    soldstatus $42,000 Closed 471-char remark

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

21. 2024-01-29
    soldstatus $42,000

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

22. 2024-01-13
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

23. 2024-01-13
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

24. 2023-12-23
    historical Active Under Contract 471-char remark

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

25. 2023-12-23
    historical Contingent - Continue to Show 471-char remark

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

26. 2023-12-19
    price $48,000 471-char remark

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

27. 2023-12-19
    price $48,000 471-char remark

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

28. 2023-12-04
    price $50,000 471-char remark

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

29. 2023-11-20
    price $52,500 471-char remark

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

30. 2023-11-20
    price $52,500 471-char remark

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

31. 2023-11-06
    listed $55,000 Active 471-char remark

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

32. 2023-11-06
    listed $55,000 Active 471-char remark

    Show marketing remark (471 chars)

    Check out this 2 bedroom 1 bathroom home located on a large corner lot. This home features a full fenced in yard with a large carport and storage shed. Inside the home, you will find a spacious kitchen with a formal dining room. Just off of the dining room, there is a large living room. Upstairs the entire upstairs is the master bedroom. This home has all new HVAC, roof, windows and a tankless hot water heater. This home is priced to sell! Call today to check it out!

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,581 · $132/mo
• Expected delta: +$346/yr (+$29/mo · 28.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 19 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: $12,599
• − Mortgage interest: −$4,756
• − Property taxes: −$1,235
• − Insurance: −$424
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,470
• Taxable income: $1,698
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $2,543/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: Martinsville CUSD 3C
• NCES district ID: 1724900
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $45,654
• Composite: 16.8/100
• National rank: #14220
• State rank: #778 of 919 in IL

Livability — Martinsville

• Score: 61/100
• State rank: #944
• US rank: #18392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martinsville, IL
• Population (ZIP): 2,629

Population outlook (Clark County) Hauer SSP2

• Today (2025): 14,978 people
• By 2030: 14,380 · -4.0%
• By 2040: 13,135 · -12.3%
• By 2050: 11,920 · -20.4%
• By 2075: 9,254 · -38.2%
• By 2100: 6,737 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 1% Iranian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Clark

• 2024 margin: Solid R (+51.2) · D 23.5% · R 74.7% · Other 1.8%
• 2008→2024 swing: -43.2pp toward R · 2008: -8.1pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+50.7 2016: R+47.9 2012: R+32.5 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.11%
• Current HPI: 110.8748
• 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

+63.5% since first listed

17 events — show timeline

• 2026-05-18 Relisted — CIBR
• 2026-04-28 Contingent — CIBR
• 2026-04-24 Listed $89,900 CIBR
• 2024-01-29 Sold (Public Records) $42,000 Public Records
• 2024-01-29 Sold (MLS) $42,000 CIBR
• 2024-01-29 Sold (MLS) $42,000 MRED as Distributed by MLS Grid
• 2024-01-13 Pending — MRED as Distributed by MLS Grid
• 2024-01-13 Pending — CIBR
• 2023-12-23 Contingent — CIBR
• 2023-12-23 Contingent — MRED as Distributed by MLS Grid
• 2023-12-19 Price Changed $48,000 MRED as Distributed by MLS Grid
• 2023-12-19 Price Changed $48,000 CIBR
• 2023-12-04 Price Changed $50,000 CIBR
• 2023-11-20 Price Changed $52,500 MRED as Distributed by MLS Grid
• 2023-11-20 Price Changed $52,500 CIBR
• 2023-11-06 Listed $55,000 CIBR
• 2023-11-06 Listed $55,000 MRED as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2024): $1,235 · +293.9% YoY. Source: county tax records.