102 Sycamore St · Thayer, IL 62689

$59,900

2 bd · 1.0 ba · 1,080 sqft · Other · 41 Days on market

0.38 ac lot $55/sqft · 31% below area Est $87k · 31% under

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Why this score? — see what drove the A- 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bring your vision and ideas to this solid 2-bedroom, 1-bath home featuring hardwood flooring throughout (under carpet and vinyl) and a spacious 2-car garage. Recent updates include a new water heater, replacement windows, and updated tub/shower. This property offers great potential for an investor or buyer looking to renovate and restore it to its former charm. Priced based on condition and being sold as-is. Cash or renovation loan only. Home is not available for rent or Contract for Deed (CFD).

Key facts

• Hardwood flooring
• Updated tub shower
• New water heater

Tags

• HARDWOOD FLOORING
• NEW WATER HEATER
• REPLACEMENT WINDOWS
• UPDATED TUB SHOWER

Property features AI

Exterior

• Parking: Detached 2-car garage with alley access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Shingle roof
• Construction: Built year not specified
• Exterior features: Level lot; Lot dimensions approximately 100 x 165

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood in bedrooms; Carpet in living room and office; Vinyl in kitchen and laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; No fireplaces
• Laundry & utility: Main level laundry room

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$87,412) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#643 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools D, amenities F.
• Market conditions: 4 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 225 units permitted in Sangamon County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• Sangamon County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.42% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.45%
• DSCR: 1.64
• GRM: 5.9

CMA / ARV

• ARV (median comp): $87,412
• List price: $59,900
• Delta: -31.47%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.1%
• Equity multiple: 2.20×
• Total profit: $20,128
• Equity at exit: $26,934

10-year hold

• IRR: 22.2%
• Equity multiple: 4.20×
• Total profit: $53,697
• Equity at exit: $41,508

Cash invested: $16,772 (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 62689

• Active inventory: 4
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$130 /mo · $1,565/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $202

Break-even live

Break-even rent $594

Max offer price $59,900

Occupancy floor 71%

Sensitivity live

Price	-10% $236	-5% $219	+0% $202	+5% $185	+10% $168
Rent	-10% $135	-5% $168	+0% $202	+5% $236	+10% $269
Rate	-1.0pp $232	-0.5pp $217	base $202	+0.5pp $186	+1.0pp $171

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 E Elm St Thayer, IL	2.0	1.0	800	$850	$1.06	44d	1	0.22mi

Listing history 19 events

1. 2026-06-18
   days on market $59,900 Active 41 DOM
2. 2026-06-17
   days on market $59,900 Active 40 DOM
3. 2026-06-16
   days on market $59,900 Active 39 DOM
4. 2026-06-15
   days on market $59,900 Active 38 DOM
5. 2026-06-13
   days on market $59,900 Active 36 DOM
6. 2026-06-12
   days on market $59,900 Active 35 DOM
7. 2026-06-09
   days on market $59,900 Active 32 DOM
8. 2026-06-08
   days on market $59,900 Active 31 DOM
9. 2026-06-07
   days on market $59,900 Active 30 DOM
10. 2026-06-07
    days on market $59,900 Active 29 DOM
11. 2026-06-04
    days on market $59,900 Active 26 DOM
12. 2026-06-02
    pricedays on market $59,900 Active 25 DOM
13. 2026-06-01
    days on market $69,900 Active 24 DOM
14. 2026-05-31
    days on market $69,900 Active 23 DOM
15. 2026-05-31
    days on market $69,900 Active 22 DOM
16. 2026-05-08
    listed $69,900 Active 500-char remark
17. 2021-08-06
    historical
18. 2009-06-15
    soldstatus $50,000
19. 2001-07-16
    soldstatus $48,000

ⓘ 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: $1,565 · $130/mo
• Projected year-2 tax: $1,565 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2% 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: $10,200
• − Mortgage interest: −$3,355
• − Property taxes: −$1,565
• − Insurance: −$300
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$1,743
• Taxable income: $1,606
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $2,039/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)

No district data.

Livability — Thayer

• Score: 65/100
• State rank: #643
• US rank: #13143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thayer, IL
• Population (ZIP): 627

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Asian 2%
• Common ancestry: Portuguese 3% Lithuanian 2% Danish 1%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Other Indo-European 2% German/W. Germanic 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: —
• Current HPI: —
• 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

+24.8% since first listed

5 events — show timeline

• 2026-06-02 Price Changed $59,900 RMLSA as Distributed by MLS Grid
• 2026-05-08 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2009-06-15 Sold (Public Records) $50,000 Public Records
• 2001-07-16 Sold (Public Records) $48,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,565 · -0.9% YoY. Source: county tax records.