318 S Worth St · Sullivan, IL 61951

$95,000

3 bd · 2.5 ba · 1,700 sqft · SingleFamily public records · 42 Days on market

Built 1947 6,534 sqft lot $56/sqft · 15% below area Est $111k · 15% under

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Why this score? — see what drove the B 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 +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Cozy 1.5 story home on a quiet street in Sullivan. Large living room that can double as living space with dining space. Eat-in kitchen has plenty of cabinetry for storage and a walk-in pantry. Main floor also features a bedroom and half bath. Upstairs are 2 good sized bedrooms and a large full bath. In the lower level you'll find a recreation room with a bar and waterproof flooring. There is also a large full bath downstairs and the unfinished portion is great for storage or could easily be finished for more living space. Out back is a patio and a privacy fenced yard with plenty of shade. This home has been updated with new flooring, neutral paint and some replacement windows. There is more space here than meets the eye so call today for a showing!

Key facts

• 6,534 sq ft lot
• Garage
• Built 1947

Property features AI

Finance

• Other: Possession at closing
• HOA & community: No master association fees required

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Built 71–80 years ago; Built before 1978
• Construction: Frame construction
• Exterior features: Lot under 0.25 acre; Lot dimensions listed as 6500

Interior

• Kitchen: Kitchen on main level (~14 x 10)
• Bedrooms: 3 bedrooms (master on main; two additional bedrooms on second level, each ~12 x 10)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Basement contains a bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished partial basement; 5 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $458 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 1 comparable units currently listed for rent nearby; 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1947 — 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: 1.58% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.68%
• DSCR: 1.92
• GRM: 5.3

CMA / ARV

• ARV (median comp): $111,384
• List price: $95,000
• Delta: -14.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Sunset Dr	0.40mi	3/2.0	1,688 (-1%)	7mo	$179,900	$107	72
202 E Monroe St	0.28mi	3/2.0	1,831 (+8%)	2mo	$217,000	$119	71
929 S Washington St	0.46mi	3/2.0	1,823 (+7%)	4mo	$182,000	$100	62
1420 E Jackson St	0.68mi	3/2.5	1,748 (+3%)	8mo	$237,000	$136	57
710 N Worth St	0.61mi	3/2.0	1,609 (-5%)	6mo	$200,000	$124	55
919 Van Buren St	0.49mi	3/2.0	1,512 (-11%)	2mo	$162,000	$107	54
308 Blackwood St	0.54mi	3/1.0	1,500 (-12%)	2mo	$123,600	$82	48
14 Seth Dunscomb Dr	0.65mi	3/2.0	1,880 (+11%)	6mo	$200,000	$106	45
716 W Monroe St	0.61mi	4/3.5 (+1)	1,821 (+7%)	8mo	$195,000	$107	44
20 Pifers Ln	0.53mi	2/2.0 (-1)	1,468 (-14%)	3mo	$173,000	$118	43
607 N Van Buren St	0.61mi	2/2.0 (-1)	1,520 (-11%)	8mo	$163,000	$107	40
720 Strain St	0.74mi	4/2.0 (+1)	1,502 (-12%)	8mo	$176,000	$117	32

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $13,868
• Equity at exit: $14,165

10-year hold

• IRR: 22.0%
• Equity multiple: 2.88×
• Total profit: $49,936
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $458

Break-even live

Break-even rent $919

Max offer price $95,000

Occupancy floor 64%

Sensitivity live

Price	-10% $512	-5% $485	+0% $458	+5% $432	+10% $405
Rent	-10% $340	-5% $399	+0% $458	+5% $518	+10% $577
Rate	-1.0pp $506	-0.5pp $483	base $458	+0.5pp $434	+1.0pp $409

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 S Hamilton St Sullivan, IL	2.0–3.0	2.0	1057	$1,499	$1.42	14d	3	0.98mi

Listing history 25 events

1. 2026-06-18
   status $95,000 Pending 42 DOM
2. 2026-06-18
   days on market $95,000 Active 42 DOM
3. 2026-06-17
   days on market $95,000 Active 41 DOM
4. 2026-06-16
   days on market $95,000 Active 40 DOM
5. 2026-06-15
   days on market $95,000 Active 39 DOM
6. 2026-06-14
   days on market $95,000 Active 37 DOM
7. 2026-06-12
   days on market $95,000 Active 36 DOM
8. 2026-06-09
   days on market $95,000 Active 33 DOM
9. 2026-06-08
   days on market $95,000 Active 32 DOM
10. 2026-06-07
    days on market $95,000 Active 31 DOM
11. 2026-06-05
    days on market $95,000 Active 28 DOM
12. 2026-06-03
    pricedays on market $95,000 Active 27 DOM
13. 2026-06-02
    days on market $99,900 Active 26 DOM
14. 2026-06-01
    days on market $99,900 Active 25 DOM
15. 2026-05-31
    days on market $99,900 Active 24 DOM
16. 2026-05-30
    days on market $99,900 Active 23 DOM
17. 2026-05-05
    listed $99,900 Active 194-char remark
18. 2020-09-04
    soldstatus $85,000 758-char remark

    Show marketing remark (758 chars)

    Cozy 1.5 story home on a quiet street in Sullivan. Large living room that can double as living space with dining space. Eat-in kitchen has plenty of cabinetry for storage and a walk-in pantry. Main floor also features a bedroom and half bath. Upstairs are 2 good sized bedrooms and a large full bath. In the lower level you'll find a recreation room with a bar and waterproof flooring. There is also a large full bath downstairs and the unfinished portion is great for storage or could easily be finished for more living space. Out back is a patio and a privacy fenced yard with plenty of shade. This home has been updated with new flooring, neutral paint and some replacement windows. There is more space here than meets the eye so call today for a showing!

19. 2020-09-04
    soldstatus $85,000

    Show marketing remark (758 chars)

    Cozy 1.5 story home on a quiet street in Sullivan. Large living room that can double as living space with dining space. Eat-in kitchen has plenty of cabinetry for storage and a walk-in pantry. Main floor also features a bedroom and half bath. Upstairs are 2 good sized bedrooms and a large full bath. In the lower level you'll find a recreation room with a bar and waterproof flooring. There is also a large full bath downstairs and the unfinished portion is great for storage or could easily be finished for more living space. Out back is a patio and a privacy fenced yard with plenty of shade. This home has been updated with new flooring, neutral paint and some replacement windows. There is more space here than meets the eye so call today for a showing!

20. 2020-09-04
    soldstatus $85,000

    Show marketing remark (758 chars)

    Cozy 1.5 story home on a quiet street in Sullivan. Large living room that can double as living space with dining space. Eat-in kitchen has plenty of cabinetry for storage and a walk-in pantry. Main floor also features a bedroom and half bath. Upstairs are 2 good sized bedrooms and a large full bath. In the lower level you'll find a recreation room with a bar and waterproof flooring. There is also a large full bath downstairs and the unfinished portion is great for storage or could easily be finished for more living space. Out back is a patio and a privacy fenced yard with plenty of shade. This home has been updated with new flooring, neutral paint and some replacement windows. There is more space here than meets the eye so call today for a showing!

21. 2020-07-21
    listed $84,900 758-char remark

    Show marketing remark (758 chars)

    Cozy 1.5 story home on a quiet street in Sullivan. Large living room that can double as living space with dining space. Eat-in kitchen has plenty of cabinetry for storage and a walk-in pantry. Main floor also features a bedroom and half bath. Upstairs are 2 good sized bedrooms and a large full bath. In the lower level you'll find a recreation room with a bar and waterproof flooring. There is also a large full bath downstairs and the unfinished portion is great for storage or could easily be finished for more living space. Out back is a patio and a privacy fenced yard with plenty of shade. This home has been updated with new flooring, neutral paint and some replacement windows. There is more space here than meets the eye so call today for a showing!

22. 2020-07-21
    listed $84,900

    Show marketing remark (758 chars)

    Cozy 1.5 story home on a quiet street in Sullivan. Large living room that can double as living space with dining space. Eat-in kitchen has plenty of cabinetry for storage and a walk-in pantry. Main floor also features a bedroom and half bath. Upstairs are 2 good sized bedrooms and a large full bath. In the lower level you'll find a recreation room with a bar and waterproof flooring. There is also a large full bath downstairs and the unfinished portion is great for storage or could easily be finished for more living space. Out back is a patio and a privacy fenced yard with plenty of shade. This home has been updated with new flooring, neutral paint and some replacement windows. There is more space here than meets the eye so call today for a showing!

23. 2009-11-20
    soldstatus $63,000
24. 2009-11-06
    soldstatus $63,000
25. 2009-08-28
    listed $69,000

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,256 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $17,988
• − Mortgage interest: −$5,321
• − Property taxes: −$2,256
• − Insurance: −$475
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$2,764
• Taxable income: $4,294
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $4,471/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

+37.7% since first listed

10 events — show timeline

• 2026-06-03 Price Changed $95,000 MRED as Distributed by MLS Grid
• 2026-05-05 Listed $99,900 MRED as Distributed by MLS Grid
• 2020-09-04 Sold (Public Records) $85,000 Public Records
• 2020-09-04 Sold (MLS) $85,000 MRED as Distributed by MLS Grid
• 2020-09-04 Sold (MLS) $85,000 CIBR
• 2020-07-21 Listed $84,900 MRED as Distributed by MLS Grid
• 2020-07-21 Listed $84,900 CIBR
• 2009-11-20 Sold (MLS) $63,000 MRED as Distributed by MLS Grid
• 2009-11-06 Sold (Public Records) $63,000 Public Records
• 2009-08-28 Listed $69,000 MRED as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2024): $2,256 · +8.6% YoY. Source: county tax records.