107 S 1st St · Oakford, IL 62673

$79,900

2 bd · 2.0 ba · 1,079 sqft · SingleFamily public records · 4 Days on market

Built 1920 0.27 ac lot $74/sqft · 48% above area Est $58k · 37% over

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.2/10.0
• Appreciation +7.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Ultra charming 1920's built bungalow offering vintage charm, modern upgrades & small town living! Features 2 bedrooms & 2 full bathrooms. Large living room w/original hardwood floors, bay window & built-ins. Formal dining room for entertaining & adjoining eat-in kitchen w/antique farm sink/cabinets for character & fresh vinyl flooring. Spacious main floor laundry/mud room leads out to a fenced backyard w/shed that could be used as a small office or play house & a detached 1 car garage. Unfinished basement for additional storage needs. New boiler system in 2020 ($8,000 value), septic in 2018, new water heater in 2017, vinyl flooring in 2017, roof in 2012. Enjoy a double lot with mature fruit trees & garden space. All appliances are included with sale. PORTA schools for the kids.

Key facts

• Modern upgrades
• Vintage charm
• Antique farm sink

Tags

• VINTAGE CHARM
• MODERN UPGRADES
• ORIGINAL HARDWOOD FLOORS
• ANTIQUE FARM SINK
• FENCED BACKYARD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage; Paved access
• Utilities: Public water; Septic system
• Home design: Single family residence; Shingle roof; Built in 1920
• Construction: Full unfinished basement
• Exterior features: Level lot; Fenced yard; Outbuilding

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood in bedrooms and living room; Laminate in dining room; Luxury vinyl plank in kitchen; Vinyl in laundry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Baseboard heating; Hot water heating; Window A/C units
• Interior features: Cable available; Ceiling fans; Radon mitigation system; Full unfinished basement
• Laundry & utility: Washer; Dryer; Laundry room on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $80k).

Location & tenants

• Location reads 57/100 on livability (#1,156 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, schools F.
• Porta CUSD 202 (town): math 16% / reading 29% proficiency, ranked #363 of 620 in IL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 9 units permitted in Menard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($552 loan paydown + $3k appreciation (4.0% local appreciation)).
• Menard County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $48k; list at $80k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $79,900

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 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?
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: 1.22% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 6.8

CMA / ARV

• ARV (median comp): $58,204
• List price: $79,900
• Delta: 37.28%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 S 1st St	0.00mi	2/2.0	1,163 (+8%)	0mo	$79,000	$68	87

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

Projected returns pro-forma

4.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.33×
• Total profit: $29,657
• Equity at exit: $40,747

10-year hold

• IRR: 22.3%
• Equity multiple: 4.51×
• Total profit: $78,512
• Equity at exit: $66,834

Cash invested: $22,372 (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 62673

• Home prices YoY: 3.8%
• Active inventory: 4
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $243

Break-even live

Break-even rent $667

Max offer price $79,900

Occupancy floor 70%

Sensitivity live

Price	-10% $289	-5% $266	+0% $243	+5% $221	+10% $198
Rent	-10% $166	-5% $205	+0% $243	+5% $282	+10% $320
Rate	-1.0pp $284	-0.5pp $264	base $243	+0.5pp $223	+1.0pp $202

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-08
   status Pending 931-char remark
2. 2026-05-04
   listed $79,900 Active 931-char remark
3. 2022-12-15
   soldstatus $48,500 Closed 816-char remark

   Show marketing remark (816 chars)

   Ultra charming 1920's built bungalow offering vintage charm, modern upgrades & small town living! Features 2 bedrooms & 2 full bathrooms. Large living room w/original hardwood floors, bay window & built-ins. Formal dining room for entertaining & adjoining eat-in kitchen w/antique farm sink/cabinets for character & fresh vinyl flooring. Spacious main floor laundry/mud room leads out to a fenced backyard w/shed that could be used as a small office or play house & a detached 1 car garage. Unfinished basement for additional storage needs. New boiler system in 2020 ($8,000 value), septic in 2018, new water heater in 2017, vinyl flooring in 2017, roof in 2012. Enjoy a double lot with mature fruit trees & garden space. All appliances are included with sale. PORTA schools for the kids.

4. 2022-12-15
   soldstatus $48,500

   Show marketing remark (816 chars)

   Ultra charming 1920's built bungalow offering vintage charm, modern upgrades & small town living! Features 2 bedrooms & 2 full bathrooms. Large living room w/original hardwood floors, bay window & built-ins. Formal dining room for entertaining & adjoining eat-in kitchen w/antique farm sink/cabinets for character & fresh vinyl flooring. Spacious main floor laundry/mud room leads out to a fenced backyard w/shed that could be used as a small office or play house & a detached 1 car garage. Unfinished basement for additional storage needs. New boiler system in 2020 ($8,000 value), septic in 2018, new water heater in 2017, vinyl flooring in 2017, roof in 2012. Enjoy a double lot with mature fruit trees & garden space. All appliances are included with sale. PORTA schools for the kids.

5. 2022-11-16
   status Pending 816-char remark

   Show marketing remark (816 chars)

   Ultra charming 1920's built bungalow offering vintage charm, modern upgrades & small town living! Features 2 bedrooms & 2 full bathrooms. Large living room w/original hardwood floors, bay window & built-ins. Formal dining room for entertaining & adjoining eat-in kitchen w/antique farm sink/cabinets for character & fresh vinyl flooring. Spacious main floor laundry/mud room leads out to a fenced backyard w/shed that could be used as a small office or play house & a detached 1 car garage. Unfinished basement for additional storage needs. New boiler system in 2020 ($8,000 value), septic in 2018, new water heater in 2017, vinyl flooring in 2017, roof in 2012. Enjoy a double lot with mature fruit trees & garden space. All appliances are included with sale. PORTA schools for the kids.

6. 2022-11-11
   price $49,900 816-char remark

   Show marketing remark (816 chars)

   Ultra charming 1920's built bungalow offering vintage charm, modern upgrades & small town living! Features 2 bedrooms & 2 full bathrooms. Large living room w/original hardwood floors, bay window & built-ins. Formal dining room for entertaining & adjoining eat-in kitchen w/antique farm sink/cabinets for character & fresh vinyl flooring. Spacious main floor laundry/mud room leads out to a fenced backyard w/shed that could be used as a small office or play house & a detached 1 car garage. Unfinished basement for additional storage needs. New boiler system in 2020 ($8,000 value), septic in 2018, new water heater in 2017, vinyl flooring in 2017, roof in 2012. Enjoy a double lot with mature fruit trees & garden space. All appliances are included with sale. PORTA schools for the kids.

7. 2022-10-10
   price $53,000 816-char remark

   Show marketing remark (816 chars)

   Ultra charming 1920's built bungalow offering vintage charm, modern upgrades & small town living! Features 2 bedrooms & 2 full bathrooms. Large living room w/original hardwood floors, bay window & built-ins. Formal dining room for entertaining & adjoining eat-in kitchen w/antique farm sink/cabinets for character & fresh vinyl flooring. Spacious main floor laundry/mud room leads out to a fenced backyard w/shed that could be used as a small office or play house & a detached 1 car garage. Unfinished basement for additional storage needs. New boiler system in 2020 ($8,000 value), septic in 2018, new water heater in 2017, vinyl flooring in 2017, roof in 2012. Enjoy a double lot with mature fruit trees & garden space. All appliances are included with sale. PORTA schools for the kids.

8. 2022-09-23
   status Active 816-char remark

   Show marketing remark (816 chars)

   Ultra charming 1920's built bungalow offering vintage charm, modern upgrades & small town living! Features 2 bedrooms & 2 full bathrooms. Large living room w/original hardwood floors, bay window & built-ins. Formal dining room for entertaining & adjoining eat-in kitchen w/antique farm sink/cabinets for character & fresh vinyl flooring. Spacious main floor laundry/mud room leads out to a fenced backyard w/shed that could be used as a small office or play house & a detached 1 car garage. Unfinished basement for additional storage needs. New boiler system in 2020 ($8,000 value), septic in 2018, new water heater in 2017, vinyl flooring in 2017, roof in 2012. Enjoy a double lot with mature fruit trees & garden space. All appliances are included with sale. PORTA schools for the kids.

9. 2022-09-17
   historical Under Contract 816-char remark

   Show marketing remark (816 chars)

   Ultra charming 1920's built bungalow offering vintage charm, modern upgrades & small town living! Features 2 bedrooms & 2 full bathrooms. Large living room w/original hardwood floors, bay window & built-ins. Formal dining room for entertaining & adjoining eat-in kitchen w/antique farm sink/cabinets for character & fresh vinyl flooring. Spacious main floor laundry/mud room leads out to a fenced backyard w/shed that could be used as a small office or play house & a detached 1 car garage. Unfinished basement for additional storage needs. New boiler system in 2020 ($8,000 value), septic in 2018, new water heater in 2017, vinyl flooring in 2017, roof in 2012. Enjoy a double lot with mature fruit trees & garden space. All appliances are included with sale. PORTA schools for the kids.

10. 2022-08-22
    price $54,900 816-char remark

    Show marketing remark (816 chars)

    Ultra charming 1920's built bungalow offering vintage charm, modern upgrades & small town living! Features 2 bedrooms & 2 full bathrooms. Large living room w/original hardwood floors, bay window & built-ins. Formal dining room for entertaining & adjoining eat-in kitchen w/antique farm sink/cabinets for character & fresh vinyl flooring. Spacious main floor laundry/mud room leads out to a fenced backyard w/shed that could be used as a small office or play house & a detached 1 car garage. Unfinished basement for additional storage needs. New boiler system in 2020 ($8,000 value), septic in 2018, new water heater in 2017, vinyl flooring in 2017, roof in 2012. Enjoy a double lot with mature fruit trees & garden space. All appliances are included with sale. PORTA schools for the kids.

11. 2022-07-27
    price $59,900 816-char remark

    Show marketing remark (816 chars)

    Ultra charming 1920's built bungalow offering vintage charm, modern upgrades & small town living! Features 2 bedrooms & 2 full bathrooms. Large living room w/original hardwood floors, bay window & built-ins. Formal dining room for entertaining & adjoining eat-in kitchen w/antique farm sink/cabinets for character & fresh vinyl flooring. Spacious main floor laundry/mud room leads out to a fenced backyard w/shed that could be used as a small office or play house & a detached 1 car garage. Unfinished basement for additional storage needs. New boiler system in 2020 ($8,000 value), septic in 2018, new water heater in 2017, vinyl flooring in 2017, roof in 2012. Enjoy a double lot with mature fruit trees & garden space. All appliances are included with sale. PORTA schools for the kids.

12. 2022-07-10
    listed $65,000 Active 816-char remark

    Show marketing remark (816 chars)

    Ultra charming 1920's built bungalow offering vintage charm, modern upgrades & small town living! Features 2 bedrooms & 2 full bathrooms. Large living room w/original hardwood floors, bay window & built-ins. Formal dining room for entertaining & adjoining eat-in kitchen w/antique farm sink/cabinets for character & fresh vinyl flooring. Spacious main floor laundry/mud room leads out to a fenced backyard w/shed that could be used as a small office or play house & a detached 1 car garage. Unfinished basement for additional storage needs. New boiler system in 2020 ($8,000 value), septic in 2018, new water heater in 2017, vinyl flooring in 2017, roof in 2012. Enjoy a double lot with mature fruit trees & garden space. All appliances are included with sale. PORTA schools for the kids.

13. 2021-08-06
    historical
14. 2021-08-06
    historical
15. 2018-04-27
    soldstatus $44,000
16. 2018-04-19
    soldstatus $44,000
17. 2018-02-23
    listed $49,900
18. 2000-08-29
    soldstatus $48,500
19. 2000-07-24
    listed $48,500

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$461/yr (+$38/mo · 51.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 20 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: $11,697
• − Mortgage interest: −$4,476
• − Property taxes: −$892
• − Insurance: −$400
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,324
• Taxable income: $1,734
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,505/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: Porta CUSD 202
• NCES district ID: 1731410
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $57,294
• Composite: 20.63/100
• National rank: #8544
• State rank: #363 of 620 in IL

Livability — Oakford

• Score: 57/100
• State rank: #1156
• US rank: #21844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakford, IL
• City population: 505
• Population (ZIP): 505

Population outlook (Menard County) Hauer SSP2

• Today (2025): 11,894 people
• By 2030: 11,493 · -3.4%
• By 2040: 10,675 · -10.2%
• By 2050: 9,861 · -17.1%
• By 2075: 8,334 · -29.9%
• By 2100: 6,799 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90%
• Common ancestry: Lithuanian 6% Serbian 5% Italian 4%

Political lean MEDSL · Menard

• 2024 margin: Solid R (+41.5) · D 28.6% · R 70.0% · Other 1.4%
• 2008→2024 swing: -26.6pp toward R · 2008: -14.9pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+39.4 2016: R+37.7 2012: R+30.1 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.05%
• Current HPI: 110.082
• 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

+64.7% since first listed

19 events — show timeline

• 2026-05-08 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-04 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2022-12-15 Sold (Public Records) $48,500 Public Records
• 2022-12-15 Sold (MLS) $48,500 RMLSA as Distributed by MLS Grid
• 2022-11-16 Pending — RMLSA as Distributed by MLS Grid
• 2022-11-11 Price Changed $49,900 RMLSA as Distributed by MLS Grid
• 2022-10-10 Price Changed $53,000 RMLSA as Distributed by MLS Grid
• 2022-09-23 Relisted — RMLSA as Distributed by MLS Grid
• 2022-09-17 Contingent — RMLSA as Distributed by MLS Grid
• 2022-08-22 Price Changed $54,900 RMLSA as Distributed by MLS Grid
• 2022-07-27 Price Changed $59,900 RMLSA as Distributed by MLS Grid
• 2022-07-10 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-04-27 Sold (MLS) $44,000 RMLSA as Distributed by MLS Grid
• 2018-04-19 Sold (Public Records) $44,000 Public Records
• 2018-02-23 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2000-08-29 Sold (MLS) $48,500 RMLSA as Distributed by MLS Grid
• 2000-07-24 Listed $48,500 RMLSA as Distributed by MLS Grid

Property tax history

-3.6%/yr

Latest (2024): $892 · +9.9% YoY. Source: county tax records.