903 N Graham St · Sullivan, IL 61951

$135,000

4 bd · 1.0 ba · 1,860 sqft · SingleFamily public records · 52 Days on market

Built 1952 10,000 sqft lot $73/sqft · 10% below area Est $150k · 10% under ↓ 18% since listing

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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 +25.1/30.0
• ARV discount +12.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This family home is ready for you. A functional kitchen to create wonderful meals. A dining room large enough to entertain and a living room with a fireplace for cozy nights. Three main floor bedrooms and a bonus attic space for a 4th bedroom gives everyone their own space. It's carpeted throughout but the closets reveal the original hardwood underneath. A full basement for laundry, storage and projects rounds out this mid-century home. The corner double lot has a spacious and shaded lawn for enjoying the outdoors. The detached garage has space for 3 vehicles and lawn care equipment to keep things neat and tidy. It's a short walk to the schools, parks and civic center for activities. Schedu

Key facts

• Functional kitchen
• Original hardwood
• Full basement

Tags

• FUNCTIONAL KITCHEN
• DINING ROOM
• LIVING ROOM WITH FIREPLACE
• BONUS ATTIC SPACE
• ORIGINAL HARDWOOD
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage with 3 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Vinyl siding; Built as single-family construction
• Exterior features: Shingle roof; Private maintained road access; Private road frontage

Interior

• Kitchen: Range; Range hood; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Fireplace (1); Unfinished full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 6.4% in Sullivan — 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 65/100 on livability (#647 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Sullivan CUSD 300 (town): math 21% / reading 28% proficiency, ranked #338 of 620 in IL (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP; 42 units permitted in Moultrie County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Moultrie County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1952 — 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. 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. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.41%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (median comp): $149,948
• List price: $135,000
• Delta: -9.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 N Market St	0.37mi	4/2.0	1,753 (-6%)	7mo	$230,000	$131	63
202 E Monroe St	0.56mi	3/2.0 (-1)	1,831 (-2%)	2mo	$217,000	$119	61
116 W Strain St	0.29mi	4/1.0	1,702 (-8%)	15mo	$112,500	$66	60
716 W Monroe St	0.49mi	4/3.5	1,821 (-2%)	8mo	$195,000	$107	57
712 W Harrison St	0.53mi	4/1.5	1,974 (+6%)	7mo	$120,000	$61	57
407 N Main St	0.36mi	4/2.5	2,080 (+12%)	3mo	$179,900	$86	55
2 Parkway Dr	0.13mi	3/2.0 (-1)	1,620 (-13%)	20mo	$144,900	$89	47
710 N Worth St	0.40mi	3/2.0 (-1)	1,609 (-14%)	6mo	$200,000	$124	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,026
• Equity at exit: $20,129

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $21,564
• Equity at exit: $11,672

Cash invested: $37,800 (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 61951

• Home prices YoY: -7.6%
• Active inventory: 42
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $296

Break-even live

Break-even rent $1,081

Max offer price $135,000

Occupancy floor 75%

Sensitivity live

Price	-10% $373	-5% $335	+0% $296	+5% $258	+10% $220
Rent	-10% $181	-5% $239	+0% $296	+5% $354	+10% $411
Rate	-1.0pp $364	-0.5pp $331	base $296	+0.5pp $261	+1.0pp $226

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $135,000 Active 52 DOM
2. 2026-06-19
   days on market $135,000 Active 50 DOM
3. 2026-06-18
   days on market $135,000 Active 49 DOM
4. 2026-06-17
   days on market $135,000 Active 48 DOM
5. 2026-06-16
   days on market $135,000 Active 47 DOM
6. 2026-06-15
   days on market $135,000 Active 46 DOM
7. 2026-06-14
   days on market $135,000 Active 44 DOM
8. 2026-06-12
   days on market $135,000 Active 43 DOM
9. 2026-06-09
   days on market $135,000 Active 40 DOM
10. 2026-06-08
    days on market $135,000 Active 39 DOM
11. 2026-06-07
    days on market $135,000 Active 38 DOM
12. 2026-06-05
    days on market $135,000 Active 35 DOM
13. 2026-06-03
    days on market $135,000 Active 34 DOM
14. 2026-06-02
    days on market $135,000 Active 33 DOM
15. 2026-06-01
    days on market $135,000 Active 32 DOM
16. 2026-05-31
    days on market $135,000 Active 31 DOM
17. 2026-05-30
    days on market $135,000 Active 30 DOM
18. 2026-04-30
    listed $165,000 Active 736-char remark

ⓘ 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: $1,075 · $90/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$995/yr (+$83/mo · 92.5%)

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,471
• − Mortgage interest: −$7,562
• − Property taxes: −$1,075
• − Insurance: −$675
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$3,927
• Taxable income: $1,436
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $3,212/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: Sullivan CUSD 300
• NCES district ID: 1738130
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $47,763
• Composite: 21.41/100
• National rank: #8346
• State rank: #338 of 620 in IL

Livability — Sullivan

• Score: 65/100
• State rank: #647
• US rank: #13204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sullivan, IL
• Population (ZIP): 7,654

Population outlook (Moultrie County) Hauer SSP2

• Today (2025): 14,766 people
• By 2030: 14,490 · -1.9%
• By 2040: 13,848 · -6.2%
• By 2050: 13,063 · -11.5%
• By 2075: 10,862 · -26.4%
• By 2100: 7,963 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 90% English-only · German/W. Germanic 8% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Moultrie

• 2024 margin: Solid R (+49.1) · D 24.8% · R 73.8% · Other 1.4%
• 2008→2024 swing: -36.2pp toward R · 2008: -12.8pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+49.0 2016: R+48.0 2012: R+27.1 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.15%
• Current HPI: 208.2808
• 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

-18.2% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $135,000 CIBR
• 2026-04-30 Listed $165,000 CIBR

Property tax history

-2.4%/yr

Latest (2024): $1,075 · +0.3% YoY. Source: county tax records.