120 S State St · Divernon, IL 62530

$114,900

2 bd · 1.0 ba · 850 sqft · SingleFamily · 5 Days on market

9,750 sqft lot $135/sqft · 27% above area Est $91k · 27% over

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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 +21.4/30.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 2 bedroom Starter or Investment home. Large Living Room, Nice Kitchen with all Appliances including Washer & Dryer. Basement for extra storage. Newer Water Heater and Roof. Large Fenced in Back Yard. Quiet Small town living Just 20 minutes to Springfield off of I-55.

Key facts

• 9,750 sq ft lot
• Parking
• Listed 5 days

Property features AI

Exterior

• Parking: No garage; gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story main living level with additional levels including upper, lower and basement
• Construction: Shingle roof; Building area approximately 850 (living area listed as 850); Not new construction
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Kitchen (dimensions approx. 17 x 12)
• Bedrooms: Two bedrooms (both on the main level); Both bedrooms have egress windows
• Flooring: Luxury vinyl plank flooring in bedrooms; Other flooring in living room
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Partial basement; No fireplaces
• Laundry & utility: Washer and dryer included; Microwave, dishwasher included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $113k (1.3% below list).
• Recommended offer: $113k (1.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#463 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Auburn CUSD 10 (town): math 12% / reading 17% proficiency, ranked #494 of 620 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Auburn Elem School (295 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP; 225 units permitted in Sangamon County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sangamon County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Recommended offer $113,448 (1.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.99% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (median comp): $90,811
• List price: $114,900
• Delta: 26.53%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 S State St	0.00mi	2/1.0	850 (0%)	0mo	$108,500	$128	100
133 Henrietta St	0.18mi	2/1.0	900 (+6%)	12mo	$45,000	$50	71
809 S 1st St	0.49mi	2/1.0	916 (+8%)	4mo	$90,000	$98	61

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-7,763
• Equity at exit: $17,132

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $7,149
• Equity at exit: $9,934

Cash invested: $32,172 (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 62530

• Active inventory: 9
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $171

Break-even live

Break-even rent $918

Max offer price $114,900

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-06
   status Pending 1112-char remark
2. 2026-05-01
   listed $114,900 Active 1112-char remark
3. 2026-04-24
   historical $114,900 1112-char remark
4. 2024-11-19
   soldstatus $90,000
5. 2024-11-15
   soldstatus $90,000 Closed 282-char remark

   Show marketing remark (282 chars)

   Great 2 bedroom Starter or Investment home. Large Living Room, Nice Kitchen with all Appliances including Washer & Dryer. Basement for extra storage. Newer Water Heater and Roof. Large Fenced in Back Yard. Quiet Small town living Just 20 minutes to Springfield off of I-55.

6. 2024-10-16
   status Pending 282-char remark

   Show marketing remark (282 chars)

   Great 2 bedroom Starter or Investment home. Large Living Room, Nice Kitchen with all Appliances including Washer & Dryer. Basement for extra storage. Newer Water Heater and Roof. Large Fenced in Back Yard. Quiet Small town living Just 20 minutes to Springfield off of I-55.

7. 2024-10-10
   listed $90,000 Active 282-char remark

   Show marketing remark (282 chars)

   Great 2 bedroom Starter or Investment home. Large Living Room, Nice Kitchen with all Appliances including Washer & Dryer. Basement for extra storage. Newer Water Heater and Roof. Large Fenced in Back Yard. Quiet Small town living Just 20 minutes to Springfield off of I-55.

8. 2010-09-03
   soldstatus $44,000
9. 2010-08-26
   soldstatus $44,000

   Show marketing remark (464 chars)

   Low taxes & utilites make this a very affordable home! Completely updated inside with a great lodge-style kitchen: wood beams/wood slat ceiling make this kitchen warm & gorgeous! Updated bath, new windows, hardwood refinished, new trim, light fixtures, cabinets, carpet, electrical, plumbing. Fenced backyard is great for pets & covered back entry attached to the house is a nice transition to get out of the weather. Plenty of space to build a garage.

10. 2010-01-21
    listed $49,900

    Show marketing remark (464 chars)

    Low taxes & utilites make this a very affordable home! Completely updated inside with a great lodge-style kitchen: wood beams/wood slat ceiling make this kitchen warm & gorgeous! Updated bath, new windows, hardwood refinished, new trim, light fixtures, cabinets, carpet, electrical, plumbing. Fenced backyard is great for pets & covered back entry attached to the house is a nice transition to get out of the weather. Plenty of space to build a garage.

11. 2004-04-13
    soldstatus $24,500
12. 2004-04-07
    soldstatus $24,500
13. 2003-10-24
    listed $28,000

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $1,754 · $146/mo
• Expected delta: +$854/yr (+$71/mo · 94.9%)

ⓘ 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 4/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,614
• − Mortgage interest: −$6,436
• − Property taxes: −$900
• − Insurance: −$574
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$3,343
• Taxable income: $183
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,006/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: Auburn CUSD 10
• NCES district ID: 1704620
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 17% ▼ -22.00%
• Median HH income: $58,651
• Composite: 14.16/100
• National rank: #9454
• State rank: #494 of 620 in IL

Livability — Divernon

• Score: 68/100
• State rank: #463
• US rank: #9583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Divernon, IL
• City population: 1,538
• Population (ZIP): 1,538

Population outlook (Sangamon County) Hauer SSP2

• Today (2025): 198,317 people
• By 2030: 196,127 · -1.1%
• By 2040: 188,664 · -4.9%
• By 2050: 179,624 · -9.4%
• By 2075: 155,027 · -21.8%
• By 2100: 122,588 · -38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 4%
• Common ancestry: Iranian 4% Slovak 2% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Sangamon

• 2024 margin: Toss-up / Even · D 46.6% · R 51.6% · Other 1.8%
• 2008→2024 swing: -9.3pp toward R · 2008: 4.4pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.4 2016: R+9.4 2012: R+8.7 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.87%
• Current HPI: 138.7062
• 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

+287.5% since first listed

14 events — show timeline

• 2026-06-05 Sold (MLS) $108,500 RMLSA as Distributed by MLS Grid
• 2026-05-06 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-01 Listed $114,900 RMLSA as Distributed by MLS Grid
• 2026-04-24 Coming Soon $114,900 RMLSA as Distributed by MLS Grid
• 2024-11-19 Sold (Public Records) $90,000 Public Records
• 2024-11-15 Sold (MLS) $90,000 RMLSA as Distributed by MLS Grid
• 2024-10-16 Pending — RMLSA as Distributed by MLS Grid
• 2024-10-10 Listed $90,000 RMLSA as Distributed by MLS Grid
• 2010-09-03 Sold (Public Records) $44,000 Public Records
• 2010-08-26 Sold (MLS) $44,000 RMLSA as Distributed by MLS Grid
• 2010-01-21 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2004-04-13 Sold (Public Records) $24,500 Public Records
• 2004-04-07 Sold (MLS) $24,500 RMLSA as Distributed by MLS Grid
• 2003-10-24 Listed $28,000 RMLSA as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $900 · -24.5% YoY. Source: county tax records.