107 N Market St · Jonesboro, IL 62952

$34,000

3 bd · 2.0 ba · 2,776 sqft · Other · 150 Days on market

Built 1891 4,356 sqft lot ↓ 22% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

COME CHECK OUT THIS HISTORIC BUILDING NESTLED JUST OF THE JONESBORO SQUARE. YOUR IMAGINATION AND WORK ETHIC CAN RESTORE THIS HOME TO A LIVABLE AND LOVELY HOME. WE WERE TOLD THIS WAS ONCE A HOTEL IN THE EARLY 1900'S. CALL TODAY TO SCHEDULE YOUR PRIVATE SHOWING.

Key facts

• 4,356 sq ft lot
• Parking
• Built 1891

Property features AI

Exterior

• Parking: Alley access for parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1891; Metal roof
• Construction: Total building area 2776; Not new construction
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (one on main level, others on upper level)
• Flooring: Laminate flooring in several bedrooms; Hardwood in living room; Vinyl in kitchen; Other flooring in family room
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating listed
• Interior features: Non-functional fireplace; Partial, unfinished basement
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $34k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $30k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#699 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• County Of Union School District No43 (town): math 36% / reading 55% proficiency, ranked #246 of 919 in IL (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jonesboro Elem School (reading 24%, 341 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 21 active listings in the ZIP; 10 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $330 of equity ($235 loan paydown + $95 appreciation (0.3% local appreciation)).
• Union County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $11k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.76% ✓
• Cap rate: 33.07%
• Cash-on-cash: 95.62%
• DSCR: 5.25
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 98.3%
• Equity multiple: 6.02×
• Total profit: $47,801
• Equity at exit: $10,351

10-year hold

• IRR: 99.3%
• Equity multiple: 12.44×
• Total profit: $108,934
• Equity at exit: $12,831

Cash invested: $9,520 (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 62952

• Home prices YoY: 0.3%
• Active inventory: 21
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$178
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $759

Break-even live

Break-even rent $318

Max offer price $34,000

Occupancy floor 36%

Sensitivity live

Price	-10% $778	-5% $768	+0% $759	+5% $749	+10% $739
Rent	-10% $658	-5% $708	+0% $759	+5% $809	+10% $860
Rate	-1.0pp $776	-0.5pp $767	base $759	+0.5pp $750	+1.0pp $741

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $34,000 Active 150 DOM
2. 2026-06-18
   days on market $34,000 Active 148 DOM
3. 2026-06-17
   days on market $34,000 Active 147 DOM
4. 2026-06-16
   days on market $34,000 Active 146 DOM
5. 2026-06-15
   days on market $34,000 Active 145 DOM
6. 2026-06-13
   days on market $34,000 Active 143 DOM
7. 2026-06-12
   days on market $34,000 Active 142 DOM
8. 2026-06-09
   days on market $34,000 Active 139 DOM
9. 2026-06-08
   days on market $34,000 Active 138 DOM
10. 2026-06-07
    days on market $34,000 Active 137 DOM
11. 2026-06-07
    days on market $34,000 Active 136 DOM
12. 2026-06-04
    days on market $34,000 Active 133 DOM
13. 2026-06-02
    days on market $34,000 Active 132 DOM
14. 2026-06-01
    days on market $34,000 Active 131 DOM
15. 2026-05-31
    days on market $34,000 Active 130 DOM
16. 2026-05-31
    days on market $34,000 Active 129 DOM
17. 2026-05-24
    status Active
18. 2026-05-23
    status Active
19. 2026-04-26
    price $34,900
20. 2026-01-28
    historical
21. 2026-01-28
    historical
22. 2026-01-28
    historical
23. 2026-01-08
    status Active
24. 2026-01-06
    historical
25. 2026-01-05
    historical
26. 2025-11-27
    listed $45,000 Active
27. 2025-09-01
    price
28. 2025-06-28
    listed Active

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $738 · $62/mo
• Expected delta: +$34/yr (+$3/mo · 4.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,339
• − Mortgage interest: −$1,905
• − Property taxes: −$704
• − Insurance: −$170
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$989
• Taxable income: $9,116
• Est. tax owed @ 24.0%: −$2,188
• After-tax cash flow: $6,916/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: County Of Union School District No43
• NCES district ID: 1720640
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 55% ▲ 13.00%
• Median HH income: $39,283
• Composite: 40.19/100
• National rank: #7824
• State rank: #246 of 919 in IL

Livability — Jonesboro

• Score: 64/100
• State rank: #699
• US rank: #14279

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesboro, IL
• Population (ZIP): 2,950

Population outlook (Union County) Hauer SSP2

• Today (2025): 16,606 people
• By 2030: 16,055 · -3.3%
• By 2040: 14,875 · -10.4%
• By 2050: 13,645 · -17.8%
• By 2075: 10,704 · -35.5%
• By 2100: 7,880 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 10% Black 1%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+43.2) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -11.9pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+40.2 2016: R+39.8 2012: R+21.9 2008: R+11.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.28%
• Current HPI: 106.3031
• 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

-22.4% since first listed

12 events — show timeline

• 2026-05-24 Relisted — MRED as Distributed by MLS Grid
• 2026-05-23 Relisted — MRED as Distributed by MLS Grid
• 2026-04-26 Price Changed $34,900 RMLSA as Distributed by MLS Grid
• 2026-01-28 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-28 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-28 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-27 Listed $45,000 RMLSA as Distributed by MLS Grid
• 2025-09-01 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-28 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+45.0%/yr

Latest (2024): $704 · +11.2% YoY. Source: county tax records.