110 Oak St · Gladstone, IL 61437

$50,000

3 bd · 2.0 ba · 832 sqft · SingleFamily public records · 330 Days on market

Built 1994 0.34 ac lot Est $63k · 21% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

This well-maintained mobile home sits on a spacious double lot and has so much to offer! Inside, you'll find 3 bedrooms and 2 full baths, including a primary suite with a private ensuite. The open layout features a large living room and an eat-in kitchen with a center island - perfect for gathering. Convenient main-level laundry adds to the comfort. Enjoy the outdoors with a fenced yard, rear deck, and plenty of parking thanks to a two-car metal garage, plus an oversized carport. A front entry ramp provides easy access for all. Call today to schedule your showing - this inviting home is move-in ready! Enjoy easy living in a small town!

Key facts

• Fenced yard
• Metal garage
• Double lot

Tags

• DOUBLE LOT
• FENCED YARD
• REAR DECK
• METAL GARAGE
• OVERSIZED CAR PORT
• RAMP TO FRONT ENTRANCE

Property features AI

Exterior

• Parking: 2-car garage; Gravel parking
• Utilities: Public water; Septic tank sewer
• Home design: Mobile home (residential)
• Construction: Metal siding
• Exterior features: Double lot measuring 50 x 150 each (total ~0.34 acres)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,204 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, crime D-.
• West Central CUSD 235 (rural): math 8% / reading 10% proficiency, ranked #581 of 620 in IL (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 5 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $3k appreciation (5.2% local appreciation)).
• Henderson County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 330 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $45k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $50k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.02% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.78%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $63,232
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 W Sycamore St	0.17mi	2/1.0 (-1)	768 (-8%)	0mo	$58,000	$76	70

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

Projected returns pro-forma

5.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.5%
• Equity multiple: 3.92×
• Total profit: $40,848
• Equity at exit: $28,857

10-year hold

• IRR: 45.2%
• Equity multiple: 8.03×
• Total profit: $98,384
• Equity at exit: $50,241

Cash invested: $14,000 (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 61437

• Home prices YoY: 3.5%
• Active inventory: 6
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $452

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 50%

Sensitivity live

Price	-10% $487	-5% $470	+0% $452	+5% $435	+10% $418
Rent	-10% $373	-5% $413	+0% $452	+5% $492	+10% $532
Rate	-1.0pp $478	-0.5pp $465	base $452	+0.5pp $440	+1.0pp $426

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-01
   historical Active Under Contract
2. 2026-04-06
   price $50,000
3. 2026-04-02
   status Active
4. 2026-03-25
   historical Active Under Contract
5. 2026-03-10
   price $59,000
6. 2025-12-31
   status Active
7. 2025-11-03
   price $64,900
8. 2025-09-09
   price $69,900
9. 2025-08-14
   price $74,900
10. 2025-07-29
    price $79,900
11. 2025-07-10
    price $84,900
12. 2025-06-30
    listed $94,900 Active
13. 2003-05-01
    soldstatus $12,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,122
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$1,455
• Taxable income: $4,927
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $4,247/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: West Central CUSD 235
• NCES district ID: 1700319
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 10% ▼ -9.00%
• Median HH income: $47,424
• Composite: 8.55/100
• National rank: #9902
• State rank: #581 of 620 in IL

Livability — Gladstone

• Score: 56/100
• State rank: #1204
• US rank: #22661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gladstone, IL
• Population (ZIP): 504

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 6,231 people
• By 2030: 5,815 · -6.7%
• By 2040: 5,016 · -19.5%
• By 2050: 4,310 · -30.8%
• By 2075: 3,166 · -49.2%
• By 2100: 2,285 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Portuguese 3% Iranian 2%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+38.8) · D 29.6% · R 68.4% · Other 1.9%
• 2008→2024 swing: -56.5pp toward R · 2008: 17.7pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+33.0 2016: R+28.8 2012: D+12.3 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.17%
• Current HPI: 150.9837
• 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

+316.7% since first listed

13 events — show timeline

• 2026-05-01 Contingent — IAR
• 2026-04-06 Price Changed $50,000 IAR
• 2026-04-02 Relisted — IAR
• 2026-03-25 Contingent — IAR
• 2026-03-10 Price Changed $59,000 IAR
• 2025-12-31 Relisted — IAR
• 2025-11-03 Price Changed $64,900 IAR
• 2025-09-09 Price Changed $69,900 IAR
• 2025-08-14 Price Changed $74,900 IAR
• 2025-07-29 Price Changed $79,900 IAR
• 2025-07-10 Price Changed $84,900 IAR
• 2025-06-30 Listed $94,900 IAR
• 2003-05-01 Sold (Public Records) $12,000 Public Records

Property tax history

+14.4%/yr

Latest (2024): $98 · +117.7% YoY. Source: county tax records.