204 N Chicago St · Milford, IL 60953

$124,900

5 bd · 2.0 ba · 2,628 sqft · SingleFamily · 216 Days on market

Built 1910 0.37 ac lot Est $168k · 26% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Appreciation +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Well maintained two story home with wrap around porch, shady big yard and 2 car detached garage. Inside has 5 BR, Kitchen, dining, family room and living room. Beautiful original woodwork, pocket door, 2 stairways(one open). Great family home!!!

Key facts

• Oversized lot
• Original woodwork
• 0.37 acre lot

Tags

• OVERSIZED LOT
• MILFORD SCHOOL DISTRICT
• ORIGINAL WOODWORK

Property features AI

Finance

• Other: Tax exemptions noted for homeowner and disabled veteran
• HOA & community: No master association fee required

Exterior

• Parking: Space for 2 vehicles; Gravel driveway (owned)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story; Owned fee simple; Property more than 100 years old; Built before 1978
• Construction: Asphalt roof; Block foundation; Aluminum siding construction
• Exterior features: Lot approximately 0.25–0.49 acre; Lot dimensions approximately 66 x 249; Aluminum siding

Interior

• Kitchen: Pantry with butler, closet, and walk-in options; Refrigerator; Range
• Bedrooms: 5 bedrooms (master and several bedrooms on second floor; one bedroom on main level)
• Flooring: Hardwood flooring in several rooms (including living room, dining room, multiple bedrooms); Carpet in some bedrooms and family room; Other flooring in kitchen
• Bathrooms: 2 full bathrooms; Bathrooms without tubs (no tub noted)
• Heating & cooling: Oil heating (other heating type also listed); Wall air conditioning units; Circuit breaker electrical panel; Ceiling fan(s)
• Interior features: First-floor bedroom; 9 total rooms; Unfinished full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#854 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: employment D, schools D-, amenities F.
• Milford Area PSD 124 (rural): math 30% / reading 26% proficiency, ranked #278 of 620 in IL (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 14 units permitted in Iroquois County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (1.9% local appreciation)).
• Iroquois County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 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 216 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 1910 — 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 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?
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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $168,192
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 N Chicago St	0.07mi	5/2.0	2,408 (-8%)	7mo	$99,900	$41	77
400 E Jones St	0.29mi	4/2.0 (-1)	2,492 (-5%)	13mo	$160,000	$64	62
212 W Jones St	0.36mi	4/2.0 (-1)	2,248 (-14%)	15mo	$185,000	$82	42

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

Projected returns pro-forma

1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.61×
• Total profit: $21,188
• Equity at exit: $48,384

10-year hold

• IRR: 14.3%
• Equity multiple: 2.89×
• Total profit: $66,184
• Equity at exit: $69,003

Cash invested: $34,972 (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 60953

• Home prices YoY: 1.2%
• Active inventory: 10
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$158 /mo · $1,900/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $211

Break-even live

Break-even rent $1,095

Max offer price $124,900

Occupancy floor 80%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $124,900 Active 216 DOM
2. 2026-06-17
   days on market $124,900 Active 215 DOM
3. 2026-06-16
   days on market $124,900 Active 214 DOM
4. 2026-06-15
   days on market $124,900 Active 213 DOM
5. 2026-06-13
   days on market $124,900 Active 211 DOM
6. 2026-06-12
   days on market $124,900 Active 210 DOM
7. 2026-06-09
   days on market $124,900 Active 207 DOM
8. 2026-06-08
   days on market $124,900 Active 206 DOM
9. 2026-06-07
   days on market $124,900 Active 205 DOM
10. 2026-06-05
    days on market $124,900 Active 203 DOM
11. 2026-06-04
    days on market $124,900 Active 201 DOM
12. 2026-06-02
    days on market $124,900 Active 200 DOM
13. 2026-06-01
    days on market $124,900 Active 199 DOM
14. 2026-05-31
    days on market $124,900 Active 198 DOM
15. 2026-05-31
    days on market $124,900 Active 197 DOM
16. 2026-04-16
    status Active
17. 2026-04-16
    price $124,900
18. 2025-11-26
    historical Contingent - Continue to Show
19. 2025-11-13
    listed $139,900 Active
20. 2014-05-10
    soldstatus $75,000
21. 2010-09-09
    soldstatus $80,000 247-char remark

    Show marketing remark (247 chars)

    Well maintained two story home with wrap around porch, shady big yard and 2 car detached garage. Inside has 5 BR, Kitchen, dining, family room and living room. Beautiful original woodwork, pocket door, 2 stairways(one open). Great family home!!!

22. 2010-09-09
    soldstatus $77,000

    Show marketing remark (247 chars)

    Well maintained two story home with wrap around porch, shady big yard and 2 car detached garage. Inside has 5 BR, Kitchen, dining, family room and living room. Beautiful original woodwork, pocket door, 2 stairways(one open). Great family home!!!

23. 2010-09-01
    soldstatus $80,000
24. 2010-07-24
    listed $84,900 247-char remark

    Show marketing remark (247 chars)

    Well maintained two story home with wrap around porch, shady big yard and 2 car detached garage. Inside has 5 BR, Kitchen, dining, family room and living room. Beautiful original woodwork, pocket door, 2 stairways(one open). Great family home!!!

ⓘ 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: $1,900 · $158/mo
• Projected year-2 tax: $2,367 · $197/mo
• Expected delta: +$468/yr (+$39/mo · 24.6%)

ⓘ 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 ≥104°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,347
• − Mortgage interest: −$6,996
• − Property taxes: −$1,900
• − Insurance: −$624
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$3,633
• Taxable income: $578
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $2,392/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: Milford Area PSD 124
• NCES district ID: 1701416
• Math proficiency: 30% ▲ 2.00%
• Reading proficiency: 26% ▼ -11.00%
• Median HH income: $44,333
• Composite: 24.03/100
• National rank: #7767
• State rank: #278 of 620 in IL

Livability — Milford

• Score: 62/100
• State rank: #854
• US rank: #16734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milford, IL
• City population: 2,141
• Population (ZIP): 2,141

Population outlook (Iroquois County) Hauer SSP2

• Today (2025): 26,826 people
• By 2030: 25,771 · -3.9%
• By 2040: 23,589 · -12.1%
• By 2050: 21,523 · -19.8%
• By 2075: 17,998 · -32.9%
• By 2100: 14,979 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 2%

Political lean MEDSL · Iroquois

• 2024 margin: Solid R (+57.3) · D 20.6% · R 78.0% · Other 1.4%
• 2008→2024 swing: -27.5pp toward R · 2008: -29.8pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+56.7 2016: R+56.0 2012: R+44.7 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.87%
• Current HPI: 156.755
• 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

+47.1% since first listed

9 events — show timeline

• 2026-04-16 Relisted — MRED as Distributed by MLS Grid
• 2026-04-16 Price Changed $124,900 MRED as Distributed by MLS Grid
• 2025-11-26 Contingent — MRED as Distributed by MLS Grid
• 2025-11-13 Listed $139,900 MRED as Distributed by MLS Grid
• 2014-05-10 Sold (Public Records) $75,000 Public Records
• 2010-09-09 Sold (MLS) $80,000 MRED as Distributed by MLS Grid
• 2010-09-09 Sold (Public Records) $77,000 Public Records
• 2010-09-01 Sold (Public Records) $80,000 Public Records
• 2010-07-24 Listed $84,900 MRED as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2019): $1,900 · +2.5% YoY. Source: county tax records.