806 W Market St · Bloomington, IL 61701

$165,000

4 bd · 1.0 ba · 1,682 sqft · SingleFamily · 55 Days on market

Built 1950 7,840 sqft lot Est $161k · at est.

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.0/10.0
• ARV discount +6.5/15.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic 4-bedroom home with so much space! The lovely front living room first greets you when you walk in with its arched doorway, newer flooring, and super front window. Then discover the kitchen with all its appliances staying, including a cool vintage-style stove. Be in awe of the back of the house's huge family room with newer carpet and space for everyone to enjoy! Two nice-sized bedrooms and the updated full bathroom complete the main level. Then head upstairs for the generous size 3rd and 4th bedrooms, each with neutral paint and newer carpet. The full unfinished basement is also a great space; it's dry and offers many perfect areas for that home gym, crafting nook or workshop. Partial laundry hookups are also still in the basement too if new owner wants to move the laundry back to the basement. This house has received so many updates too: roof '20, water heater '17, furnace and ac '23, new sewer and water lines to the home '23, new carpet & paint upstairs '24, kitchen remodeled, to include new cabinets and countertops, '21, windows '13, bathroom remodeled in '19. The one-car detached garage and huge backyard with alley access and the covered front porch are not to be missed either! Finally, a spacious, updated, and well-kept home that is at a great price! Let's make this one yours today!

Key facts

• Huge backyard
• Hidden pantry
• Front living room

Tags

• FRONT LIVING ROOM
• HIDDEN PANTRY
• FULL UNFINISHED BASEMENT
• LAUNDRY HOOKUPS
• DETACHED GARAGE
• HUGE BACKYARD

Property features AI

Finance

• Other: Not leased (owner-occupied or available); Built before 1978
• HOA & community: No master association fee required; Community amenities: park, sidewalks, street lights

Exterior

• Parking: Detached garage (garage owned); Gravel parking; Total parking for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Upper-level living area approximately 304; Total finished area approximately 1,682
• Construction: Built approximately 71–80 years ago; Asphalt roof; Foundation: block, brick/mortar, concrete perimeter; Construction materials: Other
• Exterior features: Porch; Landscaped lot; Lot dimensions approximately 50 x 156; Lot under 0.25 acre; Street lights, sidewalks, paved streets; park nearby

Interior

• Kitchen: Updated kitchen with eating area
• Bedrooms: Master bedroom on main level (12 x 11); Bedroom on main level (11 x 11); Two bedrooms on second level (11 x 10; 11 x 11)
• Flooring: Hardwood in living room; Carpet in most bedrooms and family room; Laminate flooring present; Luxury vinyl in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; 7 total rooms; Unfinished full basement; Main-level laundry
• Laundry & utility: Washer and dryer included; Laundry located on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.4% in Bloomington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#161 in IL, #2,987 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F.
• Bloomington SD 87 (urban): math 14% / reading 19% proficiency, ranked #476 of 620 in IL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sheridan Elem School (math 2% / reading 8%, grade F, #1,741 of 2,056 statewide, top 93%, 365 students, 0% FRL); Bloomington Jr High School (math 12% / reading 19%, grade F, #493 of 665 statewide, top 75%, 1,006 students, 0% FRL); Bloomington High School (math 27% / reading 33%, grade F, #179 of 693 statewide, top 27%, 1,503 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 92 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 247 units permitted in McLean County in 2024 (54 in 5+ unit buildings).
• This rent runs 42% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $130k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.20% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.15%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $161,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 W Market St	0.00mi	4/1.0	1,682 (0%)	1mo	$165,000	$98	99
813 W Jefferson St	0.11mi	4/2.0	1,612 (-4%)	4mo	$155,000	$96	81
705 W Market St	0.10mi	4/2.0	1,908 (+13%)	2mo	$158,000	$83	67
109 W Mulberry St	0.44mi	3/2.0 (-1)	1,600 (-5%)	2mo	$61,000	$38	61
706 N Prairie St	0.61mi	3/2.0 (-1)	1,721 (+2%)	1mo	$185,000	$107	58
915 W Olive St	0.37mi	3/1.5 (-1)	1,804 (+7%)	8mo	$151,500	$84	57
608 Scott St	0.48mi	3/1.5 (-1)	1,590 (-6%)	6mo	$139,900	$88	57
814 W Mill St	0.55mi	3/2.0 (-1)	1,554 (-8%)	2mo	$167,500	$108	51
1102 N Lee St	0.53mi	3/1.0 (-1)	1,541 (-8%)	7mo	$89,000	$58	51
1405 W Mulberry St	0.52mi	4/1.0	1,451 (-14%)	6mo	$95,000	$65	48
1309 N Lee St	0.71mi	3/1.5 (-1)	1,875 (+12%)	1mo	$195,000	$104	40
930 W Macarthur Ave	0.66mi	3/1.5 (-1)	1,529 (-9%)	9mo	$201,500	$132	39

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

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $8,368
• Equity at exit: $24,602

10-year hold

• IRR: 16.3%
• Equity multiple: 2.49×
• Total profit: $68,673
• Equity at exit: $14,266

Cash invested: $46,200 (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 61701

• Rents YoY: 5.6%
• Active inventory: 92
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,982 high
• Mortgage (P&I): −$865
• Tax from tax record: −$164 /mo · $1,967/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $468

Break-even live

Break-even rent $1,390

Max offer price $165,000

Occupancy floor 71%

Sensitivity live

Price	-10% $561	-5% $514	+0% $468	+5% $421	+10% $374
Rent	-10% $311	-5% $389	+0% $468	+5% $546	+10% $624
Rate	-1.0pp $551	-0.5pp $510	base $468	+0.5pp $425	+1.0pp $381

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 N Madison St Bloomington, IL	3.0	2.0	1603	$1,950	$1.22	22d	1	0.59mi
318 E Locust St Apt A Bloomington, IL	3.0	2.0	1200	$3,000	$2.50	45d	1	0.74mi
507 E Graham St Bloomington, IL	3.0	1.5	1300	$1,900	$1.46	45d	1	0.93mi
304 Turnberry Dr Bloomington, IL	2.0–3.0	1.0–2.0	1032	$1,850	$1.79	22d	4	1.26mi
809 Kern St Normal, IL	4.0	1.5	1404	$1,895	$1.35	22d	1	1.31mi
1110 E Jefferson St Unit 16 Bloomington, IL	3.0	1.5	1476	$1,675	$1.13	45d	1	1.44mi

Listing history 26 events

1. 2026-04-20
   historical Contingent - No Showings
2. 2026-04-15
   status Active
3. 2026-03-04
   status Pending
4. 2026-02-18
   listed $165,000 Active
5. 2025-05-02
   soldstatus $130,000
6. 2025-04-28
   soldstatus $130,000 Closed 1333-char remark

   Show marketing remark (1333 chars)

   Fantastic 4-bedroom home with so much space! The lovely front living room first greets you when you walk in with its arched doorway, newer flooring, and super front window. Then discover the kitchen with all its appliances staying, including a cool vintage-style stove. Be in awe of the back of the house's huge family room with newer carpet and space for everyone to enjoy! Two nice-sized bedrooms and the updated full bathroom complete the main level. Then head upstairs for the generous size 3rd and 4th bedrooms, each with neutral paint and newer carpet. The full unfinished basement is also a great space; it's dry and offers many perfect areas for that home gym, crafting nook or workshop. Partial laundry hookups are also still in the basement too if new owner wants to move the laundry back to the basement. This house has received so many updates too: roof '20, water heater '17, furnace and ac '23, new sewer and water lines to the home '23, new carpet & paint upstairs '24, kitchen remodeled, to include new cabinets and countertops, '21, windows '13, bathroom remodeled in '19. The one-car detached garage and huge backyard with alley access and the covered front porch are not to be missed either! Finally, a spacious, updated, and well-kept home that is at a great price! Let's make this one yours today!

7. 2025-03-31
   status Pending 1333-char remark

   Show marketing remark (1333 chars)

   Fantastic 4-bedroom home with so much space! The lovely front living room first greets you when you walk in with its arched doorway, newer flooring, and super front window. Then discover the kitchen with all its appliances staying, including a cool vintage-style stove. Be in awe of the back of the house's huge family room with newer carpet and space for everyone to enjoy! Two nice-sized bedrooms and the updated full bathroom complete the main level. Then head upstairs for the generous size 3rd and 4th bedrooms, each with neutral paint and newer carpet. The full unfinished basement is also a great space; it's dry and offers many perfect areas for that home gym, crafting nook or workshop. Partial laundry hookups are also still in the basement too if new owner wants to move the laundry back to the basement. This house has received so many updates too: roof '20, water heater '17, furnace and ac '23, new sewer and water lines to the home '23, new carpet & paint upstairs '24, kitchen remodeled, to include new cabinets and countertops, '21, windows '13, bathroom remodeled in '19. The one-car detached garage and huge backyard with alley access and the covered front porch are not to be missed either! Finally, a spacious, updated, and well-kept home that is at a great price! Let's make this one yours today!

8. 2025-03-12
   historical Contingent - No Showings 1333-char remark

   Show marketing remark (1333 chars)

   Fantastic 4-bedroom home with so much space! The lovely front living room first greets you when you walk in with its arched doorway, newer flooring, and super front window. Then discover the kitchen with all its appliances staying, including a cool vintage-style stove. Be in awe of the back of the house's huge family room with newer carpet and space for everyone to enjoy! Two nice-sized bedrooms and the updated full bathroom complete the main level. Then head upstairs for the generous size 3rd and 4th bedrooms, each with neutral paint and newer carpet. The full unfinished basement is also a great space; it's dry and offers many perfect areas for that home gym, crafting nook or workshop. Partial laundry hookups are also still in the basement too if new owner wants to move the laundry back to the basement. This house has received so many updates too: roof '20, water heater '17, furnace and ac '23, new sewer and water lines to the home '23, new carpet & paint upstairs '24, kitchen remodeled, to include new cabinets and countertops, '21, windows '13, bathroom remodeled in '19. The one-car detached garage and huge backyard with alley access and the covered front porch are not to be missed either! Finally, a spacious, updated, and well-kept home that is at a great price! Let's make this one yours today!

9. 2025-02-13
   price $133,800 1333-char remark

   Show marketing remark (1333 chars)

   Fantastic 4-bedroom home with so much space! The lovely front living room first greets you when you walk in with its arched doorway, newer flooring, and super front window. Then discover the kitchen with all its appliances staying, including a cool vintage-style stove. Be in awe of the back of the house's huge family room with newer carpet and space for everyone to enjoy! Two nice-sized bedrooms and the updated full bathroom complete the main level. Then head upstairs for the generous size 3rd and 4th bedrooms, each with neutral paint and newer carpet. The full unfinished basement is also a great space; it's dry and offers many perfect areas for that home gym, crafting nook or workshop. Partial laundry hookups are also still in the basement too if new owner wants to move the laundry back to the basement. This house has received so many updates too: roof '20, water heater '17, furnace and ac '23, new sewer and water lines to the home '23, new carpet & paint upstairs '24, kitchen remodeled, to include new cabinets and countertops, '21, windows '13, bathroom remodeled in '19. The one-car detached garage and huge backyard with alley access and the covered front porch are not to be missed either! Finally, a spacious, updated, and well-kept home that is at a great price! Let's make this one yours today!

10. 2025-02-10
    listed $145,000 Active 1333-char remark

    Show marketing remark (1333 chars)

    Fantastic 4-bedroom home with so much space! The lovely front living room first greets you when you walk in with its arched doorway, newer flooring, and super front window. Then discover the kitchen with all its appliances staying, including a cool vintage-style stove. Be in awe of the back of the house's huge family room with newer carpet and space for everyone to enjoy! Two nice-sized bedrooms and the updated full bathroom complete the main level. Then head upstairs for the generous size 3rd and 4th bedrooms, each with neutral paint and newer carpet. The full unfinished basement is also a great space; it's dry and offers many perfect areas for that home gym, crafting nook or workshop. Partial laundry hookups are also still in the basement too if new owner wants to move the laundry back to the basement. This house has received so many updates too: roof '20, water heater '17, furnace and ac '23, new sewer and water lines to the home '23, new carpet & paint upstairs '24, kitchen remodeled, to include new cabinets and countertops, '21, windows '13, bathroom remodeled in '19. The one-car detached garage and huge backyard with alley access and the covered front porch are not to be missed either! Finally, a spacious, updated, and well-kept home that is at a great price! Let's make this one yours today!

11. 2022-05-20
    soldstatus $115,000
12. 2022-05-16
    soldstatus $115,000 Closed 876-char remark

    Show marketing remark (876 chars)

    Wow! This home is recently updated with a new kitchen, fresh paint, carpet, and remodeled bathroom. The finishes are stylish and classy while keeping the character and charm of this home. It is much larger than it looks from the outside. A must C for the money!!! The main floor has a spacious dining room, beautifully finished kitchen, a large family room, 2 generous sized bedrooms, a full bath, and a laundry area no going to basement for laundry. Upstairs are 2 additional bedrooms with hardwood floors, one room being used as a walk-in closet. The basement is freshly painted and has plenty of room for storage. Water heater was replaced in 2017, roof 2020, windows 2013, kitchen 2021, carpet 2021, and bath 2019. There is a oversized one car detached garage and a large/deep yard. This home has so much to offer at a great price! We will look at offers as they come in!!

13. 2022-04-13
    historical Contingent - No Showings 876-char remark

    Show marketing remark (876 chars)

    Wow! This home is recently updated with a new kitchen, fresh paint, carpet, and remodeled bathroom. The finishes are stylish and classy while keeping the character and charm of this home. It is much larger than it looks from the outside. A must C for the money!!! The main floor has a spacious dining room, beautifully finished kitchen, a large family room, 2 generous sized bedrooms, a full bath, and a laundry area no going to basement for laundry. Upstairs are 2 additional bedrooms with hardwood floors, one room being used as a walk-in closet. The basement is freshly painted and has plenty of room for storage. Water heater was replaced in 2017, roof 2020, windows 2013, kitchen 2021, carpet 2021, and bath 2019. There is a oversized one car detached garage and a large/deep yard. This home has so much to offer at a great price! We will look at offers as they come in!!

14. 2022-04-10
    status Active 876-char remark

    Show marketing remark (876 chars)

    Wow! This home is recently updated with a new kitchen, fresh paint, carpet, and remodeled bathroom. The finishes are stylish and classy while keeping the character and charm of this home. It is much larger than it looks from the outside. A must C for the money!!! The main floor has a spacious dining room, beautifully finished kitchen, a large family room, 2 generous sized bedrooms, a full bath, and a laundry area no going to basement for laundry. Upstairs are 2 additional bedrooms with hardwood floors, one room being used as a walk-in closet. The basement is freshly painted and has plenty of room for storage. Water heater was replaced in 2017, roof 2020, windows 2013, kitchen 2021, carpet 2021, and bath 2019. There is a oversized one car detached garage and a large/deep yard. This home has so much to offer at a great price! We will look at offers as they come in!!

15. 2022-04-10
    price $110,000 876-char remark

    Show marketing remark (876 chars)

    Wow! This home is recently updated with a new kitchen, fresh paint, carpet, and remodeled bathroom. The finishes are stylish and classy while keeping the character and charm of this home. It is much larger than it looks from the outside. A must C for the money!!! The main floor has a spacious dining room, beautifully finished kitchen, a large family room, 2 generous sized bedrooms, a full bath, and a laundry area no going to basement for laundry. Upstairs are 2 additional bedrooms with hardwood floors, one room being used as a walk-in closet. The basement is freshly painted and has plenty of room for storage. Water heater was replaced in 2017, roof 2020, windows 2013, kitchen 2021, carpet 2021, and bath 2019. There is a oversized one car detached garage and a large/deep yard. This home has so much to offer at a great price! We will look at offers as they come in!!

16. 2022-04-01
    historical Contingent - No Showings 876-char remark

    Show marketing remark (876 chars)

    Wow! This home is recently updated with a new kitchen, fresh paint, carpet, and remodeled bathroom. The finishes are stylish and classy while keeping the character and charm of this home. It is much larger than it looks from the outside. A must C for the money!!! The main floor has a spacious dining room, beautifully finished kitchen, a large family room, 2 generous sized bedrooms, a full bath, and a laundry area no going to basement for laundry. Upstairs are 2 additional bedrooms with hardwood floors, one room being used as a walk-in closet. The basement is freshly painted and has plenty of room for storage. Water heater was replaced in 2017, roof 2020, windows 2013, kitchen 2021, carpet 2021, and bath 2019. There is a oversized one car detached garage and a large/deep yard. This home has so much to offer at a great price! We will look at offers as they come in!!

17. 2022-03-09
    listed $114,000 Active 876-char remark

    Show marketing remark (876 chars)

    Wow! This home is recently updated with a new kitchen, fresh paint, carpet, and remodeled bathroom. The finishes are stylish and classy while keeping the character and charm of this home. It is much larger than it looks from the outside. A must C for the money!!! The main floor has a spacious dining room, beautifully finished kitchen, a large family room, 2 generous sized bedrooms, a full bath, and a laundry area no going to basement for laundry. Upstairs are 2 additional bedrooms with hardwood floors, one room being used as a walk-in closet. The basement is freshly painted and has plenty of room for storage. Water heater was replaced in 2017, roof 2020, windows 2013, kitchen 2021, carpet 2021, and bath 2019. There is a oversized one car detached garage and a large/deep yard. This home has so much to offer at a great price! We will look at offers as they come in!!

18. 2022-01-06
    status Active Under Contract (Do Not Show)
19. 2022-01-06
    historical
20. 2022-01-03
    listed Active
21. 2021-10-11
    historical
22. 2021-09-10
    price
23. 2021-08-12
    listed Active
24. 2013-03-11
    historical
25. 2006-05-18
    soldstatus $77,000
26. 1993-06-01
    soldstatus $40,000

ⓘ 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: $1,967 · $164/mo
• Projected year-2 tax: $2,856 · $238/mo
• Expected delta: +$889/yr (+$74/mo · 45.2%)

ⓘ 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 ≥106°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,780
• − Mortgage interest: −$9,243
• − Property taxes: −$1,967
• − Insurance: −$825
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$4,800
• Taxable income: $3,141
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $4,857/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: Bloomington SD 87
• NCES district ID: 1706480
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $50,544
• Composite: 15.05/100
• National rank: #9351
• State rank: #476 of 620 in IL

Livability — Bloomington

• Score: 77/100
• State rank: #161
• US rank: #2987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomington, IL
• County: McLean County · 126,490 people
• City population: 72,415
• Metro: Bloomington, IL
• Population (ZIP): 35,136
• Household income: $57,130
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1493.0

Population outlook (McLean County) Hauer SSP2

• Today (2025): 176,468 people
• By 2030: 178,002 · +0.9%
• By 2040: 178,592 · +1.2%
• By 2050: 177,090 · +0.4%
• By 2075: 173,224 · -1.8%
• By 2100: 158,425 · -10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 6% · Canada, Philippines, Vietnam
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · McLean

• 2024 margin: Toss-up / Even · D 51.6% · R 46.8% · Other 1.6%
• 2008→2024 swing: +3.7pp toward D · 2008: 1.2pp · 2024: 4.9pp
• All cycles: 2024: D+4.9 2020: D+3.9 2016: R+1.5 2012: R+11.1 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.13%
• Current HPI: 172.3659
• Rent YoY: ▲ 5.60%
• Metro: Bloomington, IL
• 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

+312.5% since first listed

26 events — show timeline

• 2026-04-20 Contingent — MRED as Distributed by MLS Grid
• 2026-04-15 Relisted — MRED as Distributed by MLS Grid
• 2026-03-04 Pending — MRED as Distributed by MLS Grid
• 2026-02-18 Listed $165,000 MRED as Distributed by MLS Grid
• 2025-05-02 Sold (Public Records) $130,000 Public Records
• 2025-04-28 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2025-03-31 Pending — MRED as Distributed by MLS Grid
• 2025-03-12 Contingent — MRED as Distributed by MLS Grid
• 2025-02-13 Price Changed $133,800 MRED as Distributed by MLS Grid
• 2025-02-10 Listed $145,000 MRED as Distributed by MLS Grid
• 2022-05-20 Sold (Public Records) $115,000 Public Records
• 2022-05-16 Sold (MLS) $115,000 MRED as Distributed by MLS Grid
• 2022-04-13 Contingent — MRED as Distributed by MLS Grid
• 2022-04-10 Relisted — MRED as Distributed by MLS Grid
• 2022-04-10 Price Changed $110,000 MRED as Distributed by MLS Grid
• 2022-04-01 Contingent — MRED as Distributed by MLS Grid
• 2022-03-09 Listed $114,000 MRED as Distributed by MLS Grid
• 2022-01-06 Pending — MRED as Distributed by MLS Grid
• 2022-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2022-01-03 Listed — MRED as Distributed by MLS Grid
• 2021-10-11 Listing Removed — MRED as Distributed by MLS Grid
• 2021-09-10 Price Changed — MRED as Distributed by MLS Grid
• 2021-08-12 Listed — MRED as Distributed by MLS Grid
• 2013-03-11 Listing Removed — MRED as Distributed by MLS Grid
• 2006-05-18 Sold (Public Records) $77,000 Public Records
• 1993-06-01 Sold (Public Records) $40,000 Public Records

Property tax history

+0.6%/yr

Latest (2023): $1,967 · -11.7% YoY. Source: county tax records.