104 E Allen St · Allerton, IL 61810

$141,900

4 bd · 2.0 ba · 1,600 sqft · Other · 88 Days on market

Built 1971 0.80 ac lot $89/sqft · at area comps Est $147k · at est.

---

Why this score? — see what drove the D+ 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 +15.8/30.0
• ARV discount +9.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.8/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

104 E Allen St. is officially on market and ready for its new owners. Looking for a little space out in the country? Well look no further. Situated on a corner lot, with just under an acre of space this home might be the perfect one for you. 104 E Allen St. presents to you 4 bedrooms, 2 full bathrooms, big yard, and a detached 2 car garage. New water heater in 2026, Furnace and AC 2025, vapor barrier installed in the crawlspace, all electrical wiring updated in 2025, and the garage was wired for electricity as well in 2025. Home sits on public water and private septic tank as well. All appliances new to the home in 2025 also. Water softener is owned. Roof is around 6 years old. Contact your agent today to schedule your showings.

Key facts

• Big yard
• Wired garage
• New water heater

Tags

• CORNER LOT
• BIG YARD
• NEW WATER HEATER
• UPDATED ELECTRICAL WIRING
• WIRED GARAGE
• WATER SOFTENER OWNED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $142k.

Deal economics

• At list price, monthly cash flow is $65 ($777/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 $125k (11.7% below list).
• Recommended offer: $125k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,027 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Heritage CUSD 8 (rural): math 29% / reading 38% proficiency, ranked #409 of 919 in IL (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heritage Jh And Elem Sch (math 27% / reading 42%, grade F, #517 of 2,056 statewide, top 28%, 269 students, 0% FRL); Heritage High School (math 10% / reading 30%, grade F, #357 of 693 statewide, top 54%, 131 students, 0% FRL) — zoned schools average 0% FRL vs 31% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($981 loan paydown + $4k appreciation (3.0% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,236 (11.7% below list)

Questions for the listing agent

1. It's been on market 88 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 1971 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (median comp): $146,942
• List price: $141,900
• Delta: -3.43%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.3%
• Equity multiple: 1.53×
• Total profit: $21,201
• Equity at exit: $63,804

10-year hold

• IRR: 11.7%
• Equity multiple: 2.75×
• Total profit: $69,696
• Equity at exit: $98,330

Cash invested: $39,732 (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 61810

• Active inventory: 2
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$744
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $65

Break-even live

Break-even rent $1,170

Max offer price $141,900

Occupancy floor 90%

Sensitivity live

Price	-10% $145	-5% $105	+0% $65	+5% $25	+10% $-16
Rent	-10% $-34	-5% $15	+0% $65	+5% $114	+10% $164
Rate	-1.0pp $136	-0.5pp $101	base $65	+0.5pp $28	+1.0pp $-9

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: $35,475
• Closing costs: $4,257
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $141,900 Active 88 DOM
2. 2026-06-21
   days on market $141,900 Active 87 DOM
3. 2026-06-21
   days on market $141,900 Active 86 DOM
4. 2026-06-18
   days on market $141,900 Active 84 DOM
5. 2026-06-17
   days on market $141,900 Active 83 DOM
6. 2026-06-16
   days on market $141,900 Active 82 DOM
7. 2026-06-16
   price $141,900 Active 81 DOM
8. 2026-06-15
   days on market $149,900 Active 81 DOM
9. 2026-06-13
   days on market $149,900 Active 79 DOM
10. 2026-06-12
    days on market $149,900 Active 78 DOM
11. 2026-06-09
    days on market $149,900 Active 75 DOM
12. 2026-06-08
    days on market $149,900 Active 74 DOM
13. 2026-06-07
    days on market $149,900 Active 73 DOM
14. 2026-06-04
    days on market $149,900 Active 69 DOM
15. 2026-06-02
    days on market $149,900 Active 68 DOM
16. 2026-06-01
    days on market $149,900 Active 67 DOM
17. 2026-05-31
    days on market $149,900 Active 66 DOM
18. 2026-05-31
    days on market $149,900 Active 65 DOM
19. 2026-03-26
    listed $149,900 Active 747-char remark

    Show marketing remark (747 chars)

    104 E Allen St. is officially on market and ready for its new owners. Looking for a little space out in the country? Well look no further. Situated on a corner lot, with just under an acre of space this home might be the perfect one for you. 104 E Allen St. presents to you 4 bedrooms, 2 full bathrooms, big yard, and a detached 2 car garage. New water heater in 2026, Furnace and AC 2025, vapor barrier installed in the crawlspace, all electrical wiring updated in 2025, and the garage was wired for electricity as well in 2025. Home sits on public water and private septic tank as well. All appliances new to the home in 2025 also. Water softener is owned. Roof is around 6 years old. Contact your agent today to schedule your showings.

20. 2025-02-24
    soldstatus $140,000
21. 2025-02-21
    soldstatus $140,000 Closed 808-char remark

    Show marketing remark (808 chars)

    This charming 4-bedroom, 2-bathroom, 1.5-story home offers a perfect blend of classic charm and modern updates. Featuring spacious living areas, and good-sized rooms, this home provides plenty of comfort and style. Enjoy relaxing on the picture-perfect front porch or spending time in the amazing yard on the very large lot, which also includes a handy garden shed. The property has a 2-car detached insulated garage, complete with new siding and paint in 2024, offering plenty of storage space. The house itself received new siding in 2024, as well as new light fixtures at the front and back doors. Fresh paint, updated fixtures, and new faucets have been added throughout, giving the home a refreshed look. This home has been pre-inspected and is being sold as-is. It's ready for you to move in and enjoy!

22. 2025-01-03
    historical Active Under Contract 808-char remark

    Show marketing remark (808 chars)

    This charming 4-bedroom, 2-bathroom, 1.5-story home offers a perfect blend of classic charm and modern updates. Featuring spacious living areas, and good-sized rooms, this home provides plenty of comfort and style. Enjoy relaxing on the picture-perfect front porch or spending time in the amazing yard on the very large lot, which also includes a handy garden shed. The property has a 2-car detached insulated garage, complete with new siding and paint in 2024, offering plenty of storage space. The house itself received new siding in 2024, as well as new light fixtures at the front and back doors. Fresh paint, updated fixtures, and new faucets have been added throughout, giving the home a refreshed look. This home has been pre-inspected and is being sold as-is. It's ready for you to move in and enjoy!

23. 2024-11-19
    price $154,900 808-char remark

    Show marketing remark (808 chars)

    This charming 4-bedroom, 2-bathroom, 1.5-story home offers a perfect blend of classic charm and modern updates. Featuring spacious living areas, and good-sized rooms, this home provides plenty of comfort and style. Enjoy relaxing on the picture-perfect front porch or spending time in the amazing yard on the very large lot, which also includes a handy garden shed. The property has a 2-car detached insulated garage, complete with new siding and paint in 2024, offering plenty of storage space. The house itself received new siding in 2024, as well as new light fixtures at the front and back doors. Fresh paint, updated fixtures, and new faucets have been added throughout, giving the home a refreshed look. This home has been pre-inspected and is being sold as-is. It's ready for you to move in and enjoy!

24. 2024-09-16
    price $159,900 808-char remark

    Show marketing remark (808 chars)

    This charming 4-bedroom, 2-bathroom, 1.5-story home offers a perfect blend of classic charm and modern updates. Featuring spacious living areas, and good-sized rooms, this home provides plenty of comfort and style. Enjoy relaxing on the picture-perfect front porch or spending time in the amazing yard on the very large lot, which also includes a handy garden shed. The property has a 2-car detached insulated garage, complete with new siding and paint in 2024, offering plenty of storage space. The house itself received new siding in 2024, as well as new light fixtures at the front and back doors. Fresh paint, updated fixtures, and new faucets have been added throughout, giving the home a refreshed look. This home has been pre-inspected and is being sold as-is. It's ready for you to move in and enjoy!

25. 2024-08-28
    listed $165,000 Active 808-char remark

    Show marketing remark (808 chars)

    This charming 4-bedroom, 2-bathroom, 1.5-story home offers a perfect blend of classic charm and modern updates. Featuring spacious living areas, and good-sized rooms, this home provides plenty of comfort and style. Enjoy relaxing on the picture-perfect front porch or spending time in the amazing yard on the very large lot, which also includes a handy garden shed. The property has a 2-car detached insulated garage, complete with new siding and paint in 2024, offering plenty of storage space. The house itself received new siding in 2024, as well as new light fixtures at the front and back doors. Fresh paint, updated fixtures, and new faucets have been added throughout, giving the home a refreshed look. This home has been pre-inspected and is being sold as-is. It's ready for you to move in and enjoy!

26. 2001-06-15
    soldstatus $62,000

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $2,339 · $195/mo
• Expected delta: +$882/yr (+$74/mo · 60.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $15,028
• − Mortgage interest: −$7,949
• − Property taxes: −$1,457
• − Insurance: −$710
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$4,128
• Taxable loss: −$1,619
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $1,165/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: Heritage CUSD 8
• NCES district ID: 1700106
• Math proficiency: 29% ▲ 6.00%
• Reading proficiency: 38% ▲ 4.00%
• Median HH income: $60,089
• Composite: 32.74/100
• National rank: #10770
• State rank: #409 of 919 in IL

Livability — Allerton

• Score: 59/100
• State rank: #1027
• US rank: #19597

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: Allerton, IL
• Population (ZIP): 217

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 11% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Serbian 4% English 3% Slovak 3%
• Foreign-born: 0%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+141.8% since first listed

8 events — show timeline

• 2026-03-26 Listed $149,900 MRED as Distributed by MLS Grid
• 2025-02-24 Sold (Public Records) $140,000 Public Records
• 2025-02-21 Sold (MLS) $140,000 CIBR
• 2025-01-03 Contingent — CIBR
• 2024-11-19 Price Changed $154,900 CIBR
• 2024-09-16 Price Changed $159,900 CIBR
• 2024-08-28 Listed $165,000 CIBR
• 2001-06-15 Sold (Public Records) $62,000 Public Records

Property tax history

+14.1%/yr

Latest (2024): $1,457 · +3.0% YoY. Source: county tax records.