300 N 3rd St · Wyoming, IL 61491

$125,000

4 bd · 2.0 ba · 1,900 sqft · SingleFamily · 19 Days on market

Built 1962 9,900 sqft lot Est $162k · 23% under

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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 +19.8/30.0
• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

GREAT OPPORTUNITY TO PERSONALIZE THIS 4 BEDROOM BRICK RANCH LOCATED ON CUL DE SAC BY EDGE OF TOWN PROVIDING A COUNTRY FEELING. THIS HOME FEATURES LARGE LIVING AREA ADJOINING THE KITCHEN AND DINING AREA. 4 BEDROOMS. STEP SAVER CONVENIENT LIVING. THE HOUSE HAS ABUNDANT POTENTIAL.

Key facts

• 9,900 sq ft lot
• 2 garage spots
• Built 1962

Property features AI

Finance

• Other: Zoned residential; Subdivision: Fair Acres
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1962; Main, upper, lower and basement levels present; Crawl space basement
• Construction: 1900 sq. ft. building area total (listed); Not new construction
• Exterior features: Shingle roof; Located on a cul-de-sac; Paved road access

Interior

• Kitchen: Kitchen on main level (vinyl flooring, approx. 11 x 15)
• Bedrooms: 4 bedrooms total; Primary/main bedroom has egress window and hardwood flooring (approx. 15 x 14); Second bedroom on main level has egress window and hardwood flooring (approx. 14 x 14); Third bedroom on main level has egress window and hardwood flooring (approx. 12 x 11); Fourth bedroom on main level has egress window and hardwood flooring (approx. 11 x 11)
• Flooring: Hardwood in primary and other main bedrooms; Carpet in living and dining rooms; Vinyl in kitchen; Other flooring in laundry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric water heater for heating; No central cooling
• Interior features: Ceiling fans
• Laundry & utility: Main-level laundry room (approx. 19 x 11)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#426 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Stark County CUSD 100 (rural): math 17% / reading 21% proficiency, ranked #435 of 620 in IL (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Stark County High School (math 24% / reading 24%, grade F, #256 of 693 statewide, top 44%, 241 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 2 units permitted in Stark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($864 loan paydown + $8k appreciation (6.6% local appreciation)).
• Stark County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 19 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $125k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $161,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N 7th St	0.30mi	3/1.5 (-1)	2,000 (+5%)	16mo	$124,000	$62	57
306 W Agard St	0.45mi	3/2.0 (-1)	1,710 (-10%)	21mo	$145,000	$85	40

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

Projected returns pro-forma

6.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.44×
• Total profit: $50,453
• Equity at exit: $83,695

10-year hold

• IRR: 19.9%
• Equity multiple: 5.00×
• Total profit: $139,874
• Equity at exit: $156,401

Cash invested: $35,000 (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 61491

• Home prices YoY: 4.8%
• Active inventory: 4
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $150

Break-even live

Break-even rent $1,077

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $221	-5% $185	+0% $150	+5% $114	+10% $79
Rent	-10% $50	-5% $100	+0% $150	+5% $200	+10% $250
Rate	-1.0pp $213	-0.5pp $182	base $150	+0.5pp $117	+1.0pp $85

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $125,000 Active 19 DOM
2. 2026-06-18
   days on market $125,000 Active 17 DOM
3. 2026-06-17
   days on market $125,000 Active 16 DOM
4. 2026-06-16
   days on market $125,000 Active 15 DOM
5. 2026-06-15
   days on market $125,000 Active 14 DOM
6. 2026-06-13
   days on market $125,000 Active 12 DOM
7. 2026-06-12
   days on market $125,000 Active 11 DOM
8. 2026-06-09
   days on market $125,000 Active 8 DOM
9. 2026-06-08
   days on market $125,000 Active 7 DOM
10. 2026-06-07
    days on market $125,000 Active 6 DOM
11. 2026-06-05
    days on market $125,000 Active 4 DOM
12. 2026-06-04
    days on market $125,000 Active 2 DOM
13. 2026-06-02
    remarks 278-char remark
14. 2026-06-02
    listed $125,000 Active 1 DOM

ⓘ 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: $1,718 · $143/mo
• Projected year-2 tax: $2,278 · $190/mo
• Expected delta: +$560/yr (+$47/mo · 32.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,199
• − Mortgage interest: −$7,002
• − Property taxes: −$1,718
• − Insurance: −$625
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,636
• Taxable loss: −$214
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,850/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: Stark County CUSD 100
• NCES district ID: 1737490
• Math proficiency: 17% ▼ -9.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $49,620
• Composite: 17.04/100
• National rank: #9124
• State rank: #435 of 620 in IL

Livability — Wyoming

• Score: 69/100
• State rank: #426
• US rank: #8729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wyoming, IL
• Population (ZIP): 2,170

Population outlook (Stark County) Hauer SSP2

• Today (2025): 5,233 people
• By 2030: 4,898 · -6.4%
• By 2040: 4,130 · -21.1%
• By 2050: 3,369 · -35.6%
• By 2075: 2,062 · -60.6%
• By 2100: 1,205 · -77.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Iranian 4% Slovak 3% Danish 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Stark

• 2024 margin: Solid R (+45.6) · D 26.3% · R 71.8% · Other 1.9%
• 2008→2024 swing: -40.2pp toward R · 2008: -5.4pp · 2024: -45.6pp
• All cycles: 2024: R+45.6 2020: R+41.2 2016: R+38.0 2012: R+16.2 2008: R+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.64%
• Current HPI: 146.5524
• 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

+60.3% since first listed

2 events — show timeline

• 2026-06-01 Listed $125,000 RMLSA as Distributed by MLS Grid
• 1996-05-01 Sold (Public Records) $78,000 Public Records

Property tax history

-1.2%/yr

Latest (2024): $1,718 · -1.5% YoY. Source: county tax records.