112 N Jefferson St · Flanagan, IL 61740

$125,000

2 bd · 1.0 ba · 1,422 sqft · SingleFamily public records · 18 Days on market

Built 1898 7,500 sqft lot Est $158k · 21% 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 +16.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Two bed, one bath ranch home located in Flanagan! Great opportunity for an investment at an affordable price! Could be used as a rental, a flip, or a first time home buyer. Large 24x16 deck off back of house. Storage shed is 10x7 and is great for storing yard tools. Property being sold "AS IS". Seller will not pay for any survey or any inspections. Inspections are for informational purposes only.

Key facts

• 7,500 sq ft lot
• 2 parking spots
• Built 1898

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $71 ($854/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 $109k (13.2% below list).
• Recommended offer: $109k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#595 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Flanagan-Cornell District 74 (rural): math 15% / reading 25% proficiency, ranked #683 of 919 in IL (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Flanagan Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 185 students, 0% FRL); Flanagan-Cornell High School (math 15% / reading 5%, grade F, #528 of 693 statewide, top 82%, 111 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: 7 active listings in the ZIP; 35 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Livingston County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 153% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $38k; list at $125k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,533 (13.2% below list)

Questions for the listing agent

1. Built in 1898 — 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: 0.87% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $157,842
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 N Harrison St	0.25mi	3/1.5 (+1)	1,400 (-2%)	5mo	$155,000	$111	75
410 S Main St	0.45mi	3/1.5 (+1)	1,370 (-4%)	4mo	$200,000	$146	63
205 S Jefferson St	0.22mi	3/2.0 (+1)	1,327 (-7%)	10mo	$170,000	$128	62
300 E Lincoln St	0.28mi	3/1.5 (+1)	1,393 (-2%)	18mo	$74,000	$53	61
113 S Jefferson St	0.17mi	3/2.0 (+1)	1,241 (-13%)	17mo	$95,500	$77	47

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 3.07×
• Total profit: $72,581
• Equity at exit: $112,610

10-year hold

• IRR: 22.8%
• Equity multiple: 7.00×
• Total profit: $210,111
• Equity at exit: $242,848

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 61740

• Home prices YoY: 28.9%
• Active inventory: 7
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $71

Break-even live

Break-even rent $995

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $142	-5% $107	+0% $71	+5% $36	+10% $0
Rent	-10% $-15	-5% $28	+0% $71	+5% $114	+10% $157
Rate	-1.0pp $134	-0.5pp $103	base $71	+0.5pp $39	+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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $125,000 Active 18 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. 2026-06-14
   days on market $125,000 Active 12 DOM
7. 2026-06-12
   remarks 452-char remark
8. 2026-06-12
   pricedays on market $125,000 Active 11 DOM
9. 2026-06-09
   days on market $132,000 Active 8 DOM
10. 2026-06-08
    days on market $132,000 Active 7 DOM
11. 2026-06-07
    pricedays on market $132,000 Active 6 DOM
12. 2026-06-05
    days on market $138,500 Active 3 DOM
13. 2026-06-03
    days on market $138,500 Active 2 DOM
14. 2026-06-01
    pricestatusdays on marketlisting id $138,500 Active 1 DOM
15. 2026-05-31
    days on market $144,900 Active (Private) 180 DOM
16. 2026-05-30
    days on market $144,900 Active (Private) 179 DOM
17. 2026-04-09
    historical
18. 2023-06-28
    soldstatus $37,900 Closed 409-char remark

    Show marketing remark (409 chars)

    Two bed, one bath ranch home located in Flanagan! Great opportunity for an investment at an affordable price! Could be used as a rental, a flip, or a first time home buyer. Large 24x16 deck off back of house. Storage shed is 10x7 and is great for storing yard tools. Property being sold "AS IS". Seller will not pay for any survey or any inspections. Inspections are for informational purposes only.

19. 2023-06-02
    historical Contingent - Continue to Show 409-char remark

    Show marketing remark (409 chars)

    Two bed, one bath ranch home located in Flanagan! Great opportunity for an investment at an affordable price! Could be used as a rental, a flip, or a first time home buyer. Large 24x16 deck off back of house. Storage shed is 10x7 and is great for storing yard tools. Property being sold "AS IS". Seller will not pay for any survey or any inspections. Inspections are for informational purposes only.

20. 2023-05-22
    status Active 409-char remark

    Show marketing remark (409 chars)

    Two bed, one bath ranch home located in Flanagan! Great opportunity for an investment at an affordable price! Could be used as a rental, a flip, or a first time home buyer. Large 24x16 deck off back of house. Storage shed is 10x7 and is great for storing yard tools. Property being sold "AS IS". Seller will not pay for any survey or any inspections. Inspections are for informational purposes only.

21. 2023-05-22
    price $44,500 409-char remark

    Show marketing remark (409 chars)

    Two bed, one bath ranch home located in Flanagan! Great opportunity for an investment at an affordable price! Could be used as a rental, a flip, or a first time home buyer. Large 24x16 deck off back of house. Storage shed is 10x7 and is great for storing yard tools. Property being sold "AS IS". Seller will not pay for any survey or any inspections. Inspections are for informational purposes only.

22. 2023-05-09
    historical Contingent - Continue to Show 409-char remark

    Show marketing remark (409 chars)

    Two bed, one bath ranch home located in Flanagan! Great opportunity for an investment at an affordable price! Could be used as a rental, a flip, or a first time home buyer. Large 24x16 deck off back of house. Storage shed is 10x7 and is great for storing yard tools. Property being sold "AS IS". Seller will not pay for any survey or any inspections. Inspections are for informational purposes only.

23. 2023-04-14
    listed $49,500 Active 409-char remark

    Show marketing remark (409 chars)

    Two bed, one bath ranch home located in Flanagan! Great opportunity for an investment at an affordable price! Could be used as a rental, a flip, or a first time home buyer. Large 24x16 deck off back of house. Storage shed is 10x7 and is great for storing yard tools. Property being sold "AS IS". Seller will not pay for any survey or any inspections. Inspections are for informational purposes only.

24. 2000-05-31
    soldstatus $32,000

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $1,891 · $158/mo
• Expected delta: +$947/yr (+$79/mo · 100.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥105°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,024
• − Mortgage interest: −$7,002
• − Property taxes: −$944
• − Insurance: −$625
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,636
• Taxable loss: −$1,267
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $1,158/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: Flanagan-Cornell District 74
• NCES district ID: 1701390
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $56,763
• Composite: 21.78/100
• National rank: #13578
• State rank: #683 of 919 in IL

Livability — Flanagan

• Score: 66/100
• State rank: #595
• US rank: #12332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flanagan, IL
• Population (ZIP): 1,427

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 32,749 people
• By 2030: 30,848 · -5.8%
• By 2040: 27,357 · -16.5%
• By 2050: 24,048 · -26.6%
• By 2075: 17,574 · -46.3%
• By 2100: 12,096 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Portuguese 2% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+46.3) · D 26.1% · R 72.4% · Other 1.6%
• 2008→2024 swing: -27.1pp toward R · 2008: -19.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+44.2 2016: R+41.0 2012: R+31.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 64.01%
• Current HPI: 285.6109
• 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

+18.4% since first listed

8 events — show timeline

• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2023-06-28 Sold (MLS) $37,900 MRED as Distributed by MLS Grid
• 2023-06-02 Contingent — MRED as Distributed by MLS Grid
• 2023-05-22 Relisted — MRED as Distributed by MLS Grid
• 2023-05-22 Price Changed $44,500 MRED as Distributed by MLS Grid
• 2023-05-09 Contingent — MRED as Distributed by MLS Grid
• 2023-04-14 Listed $49,500 MRED as Distributed by MLS Grid
• 2000-05-31 Sold (Public Records) $32,000 Public Records

Property tax history

-5.2%/yr

Latest (2024): $944 · -32.8% YoY. Source: county tax records.