709 W Park St · Thomasboro, IL 61878

$112,000

4 bd · 2.0 ba · 1,414 sqft · Other · 6 Days on market

Built 1973

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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 +16.5/30.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

THIS WELL CARED FOR ONE OWNER HOME IS LOCATED ON TWO LOTS WITH A LARGE COVERED PATIO AND FENCED BACK YARD WITH FRUIT TREE AND PERENNIALS. ROOF IS 5 YRS OLD WITH 30 YR SHINGLES. FURNACE AND AIR IS APPROX 7 YRS. GALLEY KITCHEN'S UPDATES INCLUDE, GAS STOVE, FRIDG WITH ICE AND WATER, DISHWASHER, NEW FLOORING AND A LARGE PANTRY. WATER SOFTENER AND WASHER/DRYER "AS IS". THE 2.5 CAR GARAGE CURRENTLY HAS WORK SHOP. THIS HOME HAS A AON HOME WARRENTY INCLUDED. MANY ITEMS FOR SALE, ASK LISTING AGENT FOR LIST.

Key facts

• Open floor plan
• Expansive kitchen
• Large yard

Tags

• LARGE YARD
• OPEN FLOOR PLAN
• EXPANSIVE KITCHEN
• GREAT WINDOWS

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage owned (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Manufactured detached single-family home; Approximately 1,414 total finished square feet; Built roughly 51–60 years ago; Fee simple ownership; Built before 1978
• Construction: Vinyl siding exterior
• Exterior features: Vinyl siding; Lot dimensions approximately 238 x 65 x 51 x 186 x 105; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen with pantry-closet
• Bedrooms: Four bedrooms (all on the main level); Primary bedroom on the main level with a full bath
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Seven total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $112k.

Deal economics

• At list price, monthly cash flow is $65 ($779/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 $101k (9.6% below list).
• Recommended offer: $101k (9.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#514 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Rantoul Township Hsd 193 (town): math 10% / reading 10% proficiency, ranked #824 of 919 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rantoul Twp High School (math 8% / reading 12%, grade F, #567 of 693 statewide, top 83%, 848 students, 0% FRL).
• Market conditions: 4 active listings in the ZIP; 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($774 loan paydown + $10k appreciation (8.9% local appreciation)).
• Champaign County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y 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 $70k; list at $112k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $101,226 (9.6% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.81×
• Total profit: $56,652
• Equity at exit: $91,883

10-year hold

• IRR: 21.3%
• Equity multiple: 6.16×
• Total profit: $161,901
• Equity at exit: $189,279

Cash invested: $31,360 (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 61878

• Home prices YoY: 5.0%
• Active inventory: 4
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $65

Break-even live

Break-even rent $930

Max offer price $112,000

Occupancy floor 89%

Sensitivity live

Price	-10% $128	-5% $97	+0% $65	+5% $33	+10% $2
Rent	-10% $-15	-5% $25	+0% $65	+5% $105	+10% $145
Rate	-1.0pp $121	-0.5pp $93	base $65	+0.5pp $36	+1.0pp $6

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $112,000 Active 6 DOM
2. 2026-06-17
   days on market $112,000 Active 5 DOM
3. 2026-06-16
   days on market $112,000 Active 4 DOM
4. 2026-06-15
   days on market $112,000 Active 3 DOM
5. 2026-06-13
   pricedays on marketlisting id $112,000 Active 1 DOM
6. 2026-06-10
   days on market $114,900 Active 46 DOM
7. 2026-06-09
   days on market $114,900 Active 45 DOM
8. 2026-06-09
   status $114,900 Active 44 DOM
9. 2026-05-09
   status Pending
10. 2026-04-24
    status Active
11. 2026-04-22
    historical Contingent - Continue to Show
12. 2026-04-21
    status Active
13. 2026-03-30
    historical Contingent - Continue to Show
14. 2026-03-25
    listed $114,900 Active
15. 2026-03-24
    historical
16. 2026-02-19
    price
17. 2025-11-07
    status Active
18. 2025-11-06
    historical
19. 2025-11-06
    listed Active
20. 2003-08-13
    soldstatus $70,000
21. 2003-08-07
    soldstatus $69,900 513-char remark

    Show marketing remark (513 chars)

    THIS WELL CARED FOR ONE OWNER HOME IS LOCATED ON TWO LOTS WITH A LARGE COVERED PATIO AND FENCED BACK YARD WITH FRUIT TREE AND PERENNIALS. ROOF IS 5 YRS OLD WITH 30 YR SHINGLES. FURNACE AND AIR IS APPROX 7 YRS. GALLEY KITCHEN'S UPDATES INCLUDE, GAS STOVE, FRIDG WITH ICE AND WATER, DISHWASHER, NEW FLOORING AND A LARGE PANTRY. WATER SOFTENER AND WASHER/DRYER "AS IS". THE 2.5 CAR GARAGE CURRENTLY HAS WORK SHOP. THIS HOME HAS A AON HOME WARRENTY INCLUDED. MANY ITEMS FOR SALE, ASK LISTING AGENT FOR LIST.

22. 2003-04-02
    historical 513-char remark

    Show marketing remark (513 chars)

    THIS WELL CARED FOR ONE OWNER HOME IS LOCATED ON TWO LOTS WITH A LARGE COVERED PATIO AND FENCED BACK YARD WITH FRUIT TREE AND PERENNIALS. ROOF IS 5 YRS OLD WITH 30 YR SHINGLES. FURNACE AND AIR IS APPROX 7 YRS. GALLEY KITCHEN'S UPDATES INCLUDE, GAS STOVE, FRIDG WITH ICE AND WATER, DISHWASHER, NEW FLOORING AND A LARGE PANTRY. WATER SOFTENER AND WASHER/DRYER "AS IS". THE 2.5 CAR GARAGE CURRENTLY HAS WORK SHOP. THIS HOME HAS A AON HOME WARRENTY INCLUDED. MANY ITEMS FOR SALE, ASK LISTING AGENT FOR LIST.

23. 2003-03-27
    listed $69,900 513-char remark

    Show marketing remark (513 chars)

    THIS WELL CARED FOR ONE OWNER HOME IS LOCATED ON TWO LOTS WITH A LARGE COVERED PATIO AND FENCED BACK YARD WITH FRUIT TREE AND PERENNIALS. ROOF IS 5 YRS OLD WITH 30 YR SHINGLES. FURNACE AND AIR IS APPROX 7 YRS. GALLEY KITCHEN'S UPDATES INCLUDE, GAS STOVE, FRIDG WITH ICE AND WATER, DISHWASHER, NEW FLOORING AND A LARGE PANTRY. WATER SOFTENER AND WASHER/DRYER "AS IS". THE 2.5 CAR GARAGE CURRENTLY HAS WORK SHOP. THIS HOME HAS A AON HOME WARRENTY INCLUDED. MANY ITEMS FOR SALE, ASK LISTING AGENT FOR LIST.

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $1,876 · $156/mo
• Expected delta: +$667/yr (+$56/mo · 55.2%)

ⓘ 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) · 68% 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: $12,147
• − Mortgage interest: −$6,274
• − Property taxes: −$1,209
• − Insurance: −$560
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$3,258
• Taxable loss: −$1,097
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $1,043/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: Rantoul Township Hsd 193
• NCES district ID: 1733240
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 10% ▬ 0.00%
• Median HH income: $38,128
• Composite: 12.14/100
• National rank: #14582
• State rank: #824 of 919 in IL

Livability — Thomasboro

• Score: 67/100
• State rank: #514
• US rank: #10638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomasboro, IL
• Population (ZIP): 1,179

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 223,848 people
• By 2030: 231,416 · +3.4%
• By 2040: 244,321 · +9.1%
• By 2050: 256,432 · +14.6%
• By 2075: 285,823 · +27.7%
• By 2100: 296,406 · +32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Portuguese 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Champaign

• 2024 margin: Strong D (+24.1) · D 61.3% · R 37.2% · Other 1.5%
• 2008→2024 swing: +6.6pp toward D · 2008: 17.5pp · 2024: 24.1pp
• All cycles: 2024: D+24.1 2020: D+22.8 2016: D+18.4 2012: D+6.8 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.88%
• Current HPI: 186.6187
• 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

+64.4% since first listed

15 events — show timeline

• 2026-05-09 Pending — MRED as Distributed by MLS Grid
• 2026-04-24 Relisted — MRED as Distributed by MLS Grid
• 2026-04-22 Contingent — MRED as Distributed by MLS Grid
• 2026-04-21 Relisted — MRED as Distributed by MLS Grid
• 2026-03-30 Contingent — MRED as Distributed by MLS Grid
• 2026-03-25 Listed $114,900 MRED as Distributed by MLS Grid
• 2026-03-24 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-19 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-07 Relisted — MRED as Distributed by MLS Grid
• 2025-11-06 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-06 Listed — MRED as Distributed by MLS Grid
• 2003-08-13 Sold (Public Records) $70,000 Public Records
• 2003-08-07 Sold (MLS) $69,900 MRED as Distributed by MLS Grid
• 2003-04-02 Listing Removed — MRED as Distributed by MLS Grid
• 2003-03-27 Listed $69,900 MRED as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2024): $1,209 · +15.4% YoY. Source: county tax records.