106 E Main St · Industry, IL 61440

$112,500

4 bd · 1.0 ba · 1,059 sqft · SingleFamily public records · 25 Days on market

Built 1920

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Appreciation +4.8/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

This four-bedroom home, located close to downtown Industry, offers just over 2300 sq ft of living space. The main level of this home has a large living room, a front family living room with a walkout to a covered front porch, a bedroom with built-in shelving, and an attached full bath. The kitchen is large, with ample cabinetry and an attached dining area. This area has a walkout to a large mudroom, which leads to the attached oversized two-car garage, backyard patio, or a stairway to the home's basement. The upper level of the home has three bedrooms, original to the home; these rooms have great space, and one has a large walk-in attic storage area. The basement is unfinished, but it offer

Key facts

• Covered front porch
• Backyard patio
• Ample cabinetry

Tags

• COVERED FRONT PORCH
• ATTACHED FULL BATH
• AMPLE CABINETRY
• LARGE MUDROOM
• BACKYARD PATIO
• WALK-IN ATTIC STORAGE

Property features AI

Exterior

• Parking: Attached oversized 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Built in 1920
• Exterior features: Shingle roof; Sloped lot; Paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 4 bedrooms with egress windows; Bedroom sizes include approx. 13.02 x 9.03 (main), 13.04 x 11.06 (upper), 13.04 x 9.06 (main), 13.04 x 12.01 (upper)
• Flooring: Carpet in most bedrooms and living/family rooms; Laminate in dining room, kitchen and mudroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; High-efficiency heating
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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 $107k (4.7% below list).
• Recommended offer: $107k (4.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#781 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Schuyler-Industry CUSD 5 (town): math 13% / reading 15% proficiency, ranked #522 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Washington Elem School (206 students, 0% FRL); Schuyler Industry Middle School (math 8% / reading 11%, grade F, #597 of 665 statewide, top 91%, 272 students, 0% FRL); Rushville-Industry High School (math 17% / reading 27%, grade F, #319 of 693 statewide, top 50%, 283 students, 0% FRL) — zoned schools average 0% FRL vs 39% district-wide (39 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $403 of equity ($778 loan paydown + $-375 appreciation (-0.3% local appreciation)).
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,176 (4.7% below list)

Questions for the listing agent

1. Built in 1920 — 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 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?
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: 0.95% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.16×
• Total profit: $5,032
• Equity at exit: $30,803

10-year hold

• IRR: 9.1%
• Equity multiple: 1.95×
• Total profit: $30,057
• Equity at exit: $35,571

Cash invested: $31,500 (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 61440

• Home prices YoY: -0.3%
• Active inventory: 3
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $159

Break-even live

Break-even rent $871

Max offer price $112,500

Occupancy floor 80%

Sensitivity live

Price	-10% $222	-5% $191	+0% $159	+5% $127	+10% $95
Rent	-10% $74	-5% $116	+0% $159	+5% $201	+10% $243
Rate	-1.0pp $215	-0.5pp $187	base $159	+0.5pp $130	+1.0pp $100

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $112,500 Active 25 DOM
2. 2026-06-21
   days on market $112,500 Active 24 DOM
3. 2026-06-19
   days on market $112,500 Active 22 DOM
4. 2026-06-18
   days on market $112,500 Active 21 DOM
5. 2026-06-17
   days on market $112,500 Active 20 DOM
6. 2026-06-16
   days on market $112,500 Active 19 DOM
7. 2026-06-15
   days on market $112,500 Active 18 DOM
8. 2026-06-14
   days on market $112,500 Active 16 DOM
9. 2026-06-12
   days on market $112,500 Active 15 DOM
10. 2026-06-09
    days on market $112,500 Active 12 DOM
11. 2026-06-08
    days on market $112,500 Active 11 DOM
12. 2026-06-07
    days on market $112,500 Active 10 DOM
13. 2026-06-07
    days on market $112,500 Active 9 DOM
14. 2026-06-04
    days on market $112,500 Active 6 DOM
15. 2026-06-02
    days on market $112,500 Active 5 DOM
16. 2026-06-01
    days on market $112,500 Active 4 DOM
17. 2026-05-31
    days on market $112,500 Active 3 DOM
18. 2026-05-31
    days on market $112,500 Active 2 DOM
19. 2026-05-27
    listed $112,500 Active

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $1,583 · $132/mo
• Expected delta: +$971/yr (+$81/mo · 158.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,861
• − Mortgage interest: −$6,302
• − Property taxes: −$613
• − Insurance: −$562
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$3,273
• Taxable income: $54
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $1,893/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: Schuyler-Industry CUSD 5
• NCES district ID: 1700332
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 15% ▼ -10.00%
• Median HH income: $46,367
• Composite: 12.59/100
• National rank: #9616
• State rank: #522 of 620 in IL

Livability — Industry

• Score: 63/100
• State rank: #781
• US rank: #15594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Industry, IL
• Population (ZIP): 734

Population outlook (McDonough County) Hauer SSP2

• Today (2025): 33,242 people
• By 2030: 33,318 · +0.2%
• By 2040: 33,520 · +0.8%
• By 2050: 33,630 · +1.2%
• By 2075: 33,657 · +1.2%
• By 2100: 33,127 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Other Asian/Pacific 1% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · McDonough

• 2024 margin: R (+18.9) · D 39.7% · R 58.5% · Other 1.8%
• 2008→2024 swing: -24.4pp toward R · 2008: 5.6pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+16.6 2016: R+11.7 2012: R+1.5 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.33%
• Current HPI: 111.2542
• 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

1 event — show timeline

• 2026-05-27 Listed $112,500 RMLSA as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2024): $613 · +10.4% YoY. Source: county tax records.