216 N Oak St · Nokomis, IL 62075

$97,000

3 bd · 1.5 ba · 1,100 sqft · SingleFamily · 16 Days on market

Built 1960 8,520 sqft lot

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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 +21.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic 3BR-1.5BA ranch style home!Cute,eat-in kitchen w/built-in oven & stove-top-great laundry / utility room off kitchen w/entrance to nice, attached 1 car garage w/storage area. 1/2 bath in front BR-lg full bath w/linen closet-New windows-Pretty yard with nice storage shed!.Move-in ready!

Key facts

• New water heater
• Whole-house fan
• New roof

Tags

• NEW ROOF
• UPDATED ELECTRICAL SERVICE
• NEW WATER HEATER
• BOILER HEATING SYSTEM
• WHOLE-HOUSE FAN

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1960; Total living area approximately 1100
• Construction: Shingle roof; Crawl space foundation; Built in 1960
• Exterior features: Level lot; Lot dimensions approximately 60 x 142; Shingle roof

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Three bedrooms; All three main-level bedrooms with hardwood flooring
• Flooring: Hardwood in bedrooms; Carpet in living areas and kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Hot water heating; Gas water heater; Window air conditioning units
• Interior features: Washer and dryer; Microwave; Refrigerator; No fireplaces; Crawl space basement; Egress windows in some bedrooms
• Laundry & utility: Main-level laundry room; Washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $97k.

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 $97k).
• Recommended offer: $96k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#547 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Nokomis CUSD 22 (town): math 32% / reading 31% proficiency, ranked #241 of 620 in IL (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nokomis Jr/Sr High Sch (math 27% / reading 27%, grade F, #218 of 693 statewide, top 35%, 312 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP; 12 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($671 loan paydown + $10k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -20% 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $97k implies a 90% gain — meaningful room to come down on a strong offer.

Recommended offer $95,545 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $62,700
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 N Maple St	0.13mi	3/1.0	1,100 (0%)	6mo	$64,900	$59	87
625 School St	0.55mi	3/1.0	1,140 (+4%)	1mo	$48,000	$42	65
429 Weaver St	0.39mi	2/1.5 (-1)	1,040 (-6%)	9mo	$129,000	$124	60
620 School St	0.55mi	2/1.0 (-1)	1,128 (+2%)	10mo	$79,500	$70	55
611 Sanford	0.63mi	3/1.5	1,100 (0%)	20mo	$59,900	$54	54
405 N Monroe St	0.43mi	2/1.0 (-1)	1,164 (+6%)	12mo	$56,000	$48	53
724 Miller St	0.58mi	2/1.0 (-1)	1,080 (-2%)	20mo	$62,000	$57	47
517 W Union St	0.59mi	2/1.5 (-1)	1,014 (-8%)	10mo	$80,000	$79	47
618 E Union St	0.51mi	2/1.0 (-1)	999 (-9%)	13mo	$82,500	$83	43
419 Monroe St	0.46mi	2/1.0 (-1)	942 (-14%)	10mo	$34,900	$37	39
627 Sanford St	0.66mi	2/1.0 (-1)	1,061 (-4%)	21mo	$33,500	$32	39

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: 29.1%
• Equity multiple: 3.30×
• Total profit: $62,416
• Equity at exit: $87,385

10-year hold

• IRR: 25.3%
• Equity multiple: 7.49×
• Total profit: $176,291
• Equity at exit: $188,450

Cash invested: $27,160 (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 62075

• Home prices YoY: 15.1%
• Active inventory: 16
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $150

Break-even live

Break-even rent $836

Max offer price $97,000

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $97,000 Active 16 DOM
2. 2026-06-17
   days on market $97,000 Active 15 DOM
3. 2026-06-16
   days on market $97,000 Active 14 DOM
4. 2026-06-16
   price $97,000 Active 13 DOM
5. 2026-06-15
   days on market $105,000 Active 13 DOM
6. 2026-06-13
   days on market $105,000 Active 11 DOM
7. 2026-06-12
   days on market $105,000 Active 10 DOM
8. 2026-06-09
   days on market $105,000 Active 7 DOM
9. 2026-06-08
   days on market $105,000 Active 6 DOM
10. 2026-06-07
    days on market $105,000 Active 5 DOM
11. 2026-06-07
    days on market $105,000 Active 4 DOM
12. 2026-06-03
    remarks 692-char remark
13. 2026-06-03
    listed $105,000 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: $1,337 · $111/mo
• Projected year-2 tax: $1,769 · $147/mo
• Expected delta: +$433/yr (+$36/mo · 32.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,317
• − Mortgage interest: −$5,434
• − Property taxes: −$1,337
• − Insurance: −$485
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$2,822
• Taxable income: $269
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $1,740/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: Nokomis CUSD 22
• NCES district ID: 1728560
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -17.00%
• Median HH income: $42,673
• Composite: 26.76/100
• National rank: #7132
• State rank: #241 of 620 in IL

Livability — Nokomis

• Score: 66/100
• State rank: #547
• US rank: #11441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nokomis, IL
• City population: 3,180
• Population (ZIP): 3,180

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 27,471 people
• By 2030: 26,410 · -3.9%
• By 2040: 24,233 · -11.8%
• By 2050: 21,948 · -20.1%
• By 2075: 16,686 · -39.3%
• By 2100: 11,369 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Asian 4% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Iranian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+44.0) · D 27.1% · R 71.1% · Other 1.8%
• 2008→2024 swing: -46.7pp toward R · 2008: 2.6pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.0 2016: R+40.0 2012: R+14.2 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.27%
• Current HPI: 192.84
• 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

+75.3% since first listed

4 events — show timeline

• 2026-06-02 Listed $105,000 RMLSA as Distributed by MLS Grid
• 2014-11-21 Sold (Public Records) $51,000 Public Records
• 2014-11-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-08-03 Listed $59,900 MARIS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $1,337 · +8.4% YoY. Source: county tax records.