1010 North St · Thomson, IL 61285

$90,000

3 bd · 2.0 ba · 2,644 sqft · SingleFamily public records · 152 Days on market

Built 1950 $34/sqft · 56% below area

---

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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

CALLING ALL INVESTORS! This four-bedroom, two-bathroom property presents an excellent opportunity for investors looking to enter the rental market. Its spacious layout and desirable features make it an attractive option for potential tenants, ensuring a steady stream of rental income. Schedule your showing today.

Key facts

• Remodeled gem
• Open-concept layout
• Built 1950

Tags

• REMODELED GEM
• OPEN-CONCEPT LAYOUT
• RECENTLY RENOVATED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#927 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• West Carroll CUSD 314 (rural): math 12% / reading 20% proficiency, ranked #498 of 620 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Carroll Primary (math 12% / reading 17%, grade F, #1,278 of 2,056 statewide, top 65%, 416 students, 0% FRL); West Carroll Middle School (math 10% / reading 24%, grade F, #460 of 665 statewide, top 72%, 193 students, 0% FRL); West Carroll High School (math 15% / reading 15%, grade F, #462 of 693 statewide, top 68%, 286 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 23 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.8% local appreciation)).
• Carroll County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 152 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $90k implies a 462% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1950 — 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. 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: 1.41% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.19%
• DSCR: 1.68
• GRM: 5.9

CMA / ARV

• ARV (median comp): $203,676
• List price: $90,000
• Delta: -55.81%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1750 and 1752 Schade St	0.69mi	3/2.0	2,825 (+7%)	21mo	$265,000	$94	38
1750 and 1752 Schade St	0.69mi	3/2.0	2,825 (+7%)	21mo	$265,000	$94	38

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

Projected returns pro-forma

4.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.60×
• Total profit: $40,304
• Equity at exit: $50,138

10-year hold

• IRR: 24.9%
• Equity multiple: 5.16×
• Total profit: $104,795
• Equity at exit: $85,826

Cash invested: $25,200 (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 61285

• Home prices YoY: 2.6%
• Active inventory: 17
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$176 /mo · $2,107/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $319

Break-even live

Break-even rent $867

Max offer price $90,000

Occupancy floor 70%

Sensitivity live

Price	-10% $370	-5% $344	+0% $319	+5% $293	+10% $268
Rent	-10% $219	-5% $269	+0% $319	+5% $369	+10% $419
Rate	-1.0pp $364	-0.5pp $342	base $319	+0.5pp $296	+1.0pp $272

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $90,000 Active 152 DOM
2. 2026-06-19
   days on market $90,000 Active 150 DOM
3. 2026-06-18
   days on market $90,000 Active 149 DOM
4. 2026-06-17
   days on market $90,000 Active 148 DOM
5. 2026-06-16
   days on market $90,000 Active 147 DOM
6. 2026-06-15
   days on market $90,000 Active 146 DOM
7. 2026-06-14
   days on market $90,000 Active 144 DOM
8. 2026-06-12
   days on market $90,000 Active 143 DOM
9. 2026-06-09
   days on market $90,000 Active 140 DOM
10. 2026-06-08
    days on market $90,000 Active 139 DOM
11. 2026-06-07
    days on market $90,000 Active 138 DOM
12. 2026-06-07
    days on market $90,000 Active 137 DOM
13. 2026-06-02
    days on market $90,000 Active 133 DOM
14. 2026-06-01
    days on market $90,000 Active 132 DOM
15. 2026-05-31
    days on market $90,000 Active 131 DOM
16. 2026-05-30
    days on market $90,000 Active 130 DOM
17. 2026-05-09
    price $90,000 314-char remark

    Show marketing remark (314 chars)

    CALLING ALL INVESTORS! This four-bedroom, two-bathroom property presents an excellent opportunity for investors looking to enter the rental market. Its spacious layout and desirable features make it an attractive option for potential tenants, ensuring a steady stream of rental income. Schedule your showing today.

18. 2026-04-24
    price $100,000 314-char remark

    Show marketing remark (314 chars)

    CALLING ALL INVESTORS! This four-bedroom, two-bathroom property presents an excellent opportunity for investors looking to enter the rental market. Its spacious layout and desirable features make it an attractive option for potential tenants, ensuring a steady stream of rental income. Schedule your showing today.

19. 2026-04-02
    price $115,000 314-char remark

    Show marketing remark (314 chars)

    CALLING ALL INVESTORS! This four-bedroom, two-bathroom property presents an excellent opportunity for investors looking to enter the rental market. Its spacious layout and desirable features make it an attractive option for potential tenants, ensuring a steady stream of rental income. Schedule your showing today.

20. 2026-03-06
    price $129,900 314-char remark

    Show marketing remark (314 chars)

    CALLING ALL INVESTORS! This four-bedroom, two-bathroom property presents an excellent opportunity for investors looking to enter the rental market. Its spacious layout and desirable features make it an attractive option for potential tenants, ensuring a steady stream of rental income. Schedule your showing today.

21. 2026-01-20
    listed $139,900 Active 314-char remark

    Show marketing remark (314 chars)

    CALLING ALL INVESTORS! This four-bedroom, two-bathroom property presents an excellent opportunity for investors looking to enter the rental market. Its spacious layout and desirable features make it an attractive option for potential tenants, ensuring a steady stream of rental income. Schedule your showing today.

22. 1995-11-29
    soldstatus $16,000

ⓘ 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: $2,107 · $176/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,251
• − Mortgage interest: −$5,041
• − Property taxes: −$2,107
• − Insurance: −$450
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$2,618
• Taxable income: $2,594
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $3,205/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: West Carroll CUSD 314
• NCES district ID: 1700310
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 20% ▼ -3.00%
• Median HH income: $43,090
• Composite: 13.91/100
• National rank: #9483
• State rank: #498 of 620 in IL

Livability — Thomson

• Score: 61/100
• State rank: #927
• US rank: #18008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomson, IL
• Population (ZIP): 2,687

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 13,010 people
• By 2030: 12,150 · -6.6%
• By 2040: 10,462 · -19.6%
• By 2050: 9,078 · -30.2%
• By 2075: 6,704 · -48.5%
• By 2100: 5,004 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Hispanic / Latino 9% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 4% Portuguese 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.2% · R 64.8% · Other 2.0%
• 2008→2024 swing: -36.5pp toward R · 2008: 4.8pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+29.4 2016: R+27.1 2012: D+1.4 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.84%
• Current HPI: 190.7445
• 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

+462.5% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $90,000 MRED as Distributed by MLS Grid
• 2026-04-24 Price Changed $100,000 MRED as Distributed by MLS Grid
• 2026-04-02 Price Changed $115,000 MRED as Distributed by MLS Grid
• 2026-03-06 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2026-01-20 Listed $139,900 MRED as Distributed by MLS Grid
• 1995-11-29 Sold (Public Records) $16,000 Public Records

Property tax history

+8.9%/yr

Latest (2024): $2,107 · -4.8% YoY. Source: county tax records.