108 W North St · Pearl City, IL 61062

$99,000

3 bd · 1.0 ba · 1,562 sqft · Other · 384 Days on market

Built 1919 0.25 ac lot $63/sqft · 36% below area Est $154k · 36% 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 +8.4/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Location! Location! Location! Three bedroom, one bath, one car garage. Located near the school and the greater downtown of Pearl City, IL. Irregular lot shape. Detached garage is 18' x 20'. Shared driveway.

Key facts

• Location near school
• Irregular lot shape
• Detached garage

Tags

• LOCATION NEAR SCHOOL
• LOCATION GREATER DOWNTOWN
• IRREGULAR LOT SHAPE
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#437 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime D+, amenities F, commute F.
• Pearl City CUSD 200 (rural): math 35% / reading 33% proficiency, ranked #191 of 620 in IL (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 7 units permitted in Stephenson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($684 loan paydown + $7k appreciation (6.9% local appreciation)).
• Stephenson County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 384 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $36k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 384 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.51% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.63%
• DSCR: 1.83
• GRM: 5.5

CMA / ARV

• ARV (median comp): $154,482
• List price: $99,000
• Delta: -35.91%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

6.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 3.21×
• Total profit: $61,163
• Equity at exit: $67,672

10-year hold

• IRR: 29.7%
• Equity multiple: 6.68×
• Total profit: $157,503
• Equity at exit: $127,710

Cash invested: $27,720 (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 61062

• Home prices YoY: 2.8%
• Active inventory: 9
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$193 /mo · $2,317/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $430

Break-even live

Break-even rent $954

Max offer price $99,000

Occupancy floor 66%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-02
   status $99,000 Pending 384 DOM
2. 2026-06-01
   days on market $99,000 Active 384 DOM
3. 2026-05-31
   days on market $99,000 Active 383 DOM
4. 2026-05-31
   days on market $99,000 Active 382 DOM
5. 2026-04-03
   price $99,000 206-char remark

   Show marketing remark (206 chars)

   Location! Location! Location! Three bedroom, one bath, one car garage. Located near the school and the greater downtown of Pearl City, IL. Irregular lot shape. Detached garage is 18' x 20'. Shared driveway.

6. 2026-01-08
   price $106,000 206-char remark

   Show marketing remark (206 chars)

   Location! Location! Location! Three bedroom, one bath, one car garage. Located near the school and the greater downtown of Pearl City, IL. Irregular lot shape. Detached garage is 18' x 20'. Shared driveway.

7. 2025-09-24
   price $109,000 206-char remark

   Show marketing remark (206 chars)

   Location! Location! Location! Three bedroom, one bath, one car garage. Located near the school and the greater downtown of Pearl City, IL. Irregular lot shape. Detached garage is 18' x 20'. Shared driveway.

8. 2025-09-18
   price $111,000 206-char remark

   Show marketing remark (206 chars)

   Location! Location! Location! Three bedroom, one bath, one car garage. Located near the school and the greater downtown of Pearl City, IL. Irregular lot shape. Detached garage is 18' x 20'. Shared driveway.

9. 2025-08-12
   price $112,500 206-char remark

   Show marketing remark (206 chars)

   Location! Location! Location! Three bedroom, one bath, one car garage. Located near the school and the greater downtown of Pearl City, IL. Irregular lot shape. Detached garage is 18' x 20'. Shared driveway.

10. 2025-07-30
    price $118,000 206-char remark

    Show marketing remark (206 chars)

    Location! Location! Location! Three bedroom, one bath, one car garage. Located near the school and the greater downtown of Pearl City, IL. Irregular lot shape. Detached garage is 18' x 20'. Shared driveway.

11. 2025-07-26
    price $119,108 206-char remark

    Show marketing remark (206 chars)

    Location! Location! Location! Three bedroom, one bath, one car garage. Located near the school and the greater downtown of Pearl City, IL. Irregular lot shape. Detached garage is 18' x 20'. Shared driveway.

12. 2025-07-17
    price $120,108 206-char remark

    Show marketing remark (206 chars)

    Location! Location! Location! Three bedroom, one bath, one car garage. Located near the school and the greater downtown of Pearl City, IL. Irregular lot shape. Detached garage is 18' x 20'. Shared driveway.

13. 2025-06-05
    price $125,108 206-char remark

    Show marketing remark (206 chars)

    Location! Location! Location! Three bedroom, one bath, one car garage. Located near the school and the greater downtown of Pearl City, IL. Irregular lot shape. Detached garage is 18' x 20'. Shared driveway.

14. 2025-05-13
    listed $135,108 Active 206-char remark

    Show marketing remark (206 chars)

    Location! Location! Location! Three bedroom, one bath, one car garage. Located near the school and the greater downtown of Pearl City, IL. Irregular lot shape. Detached garage is 18' x 20'. Shared driveway.

15. 2019-03-28
    soldstatus $75,000
16. 2019-03-27
    soldstatus $75,000 50-char remark

    Show marketing remark (50 chars)

    Three bedroom, 1 bath , 1 car home in Pearl City .

17. 2019-01-14
    listed $79,000 50-char remark

    Show marketing remark (50 chars)

    Three bedroom, 1 bath , 1 car home in Pearl City .

ⓘ 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: $2,317 · $193/mo
• Projected year-2 tax: $2,317 · $193/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 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,981
• − Mortgage interest: −$5,546
• − Property taxes: −$2,317
• − Insurance: −$495
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$2,880
• Taxable income: $3,867
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $4,235/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: Pearl City CUSD 200
• NCES district ID: 1731020
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 33% ▼ -15.00%
• Median HH income: $59,208
• Composite: 30.41/100
• National rank: #6247
• State rank: #191 of 620 in IL

Livability — Pearl City

• Score: 69/100
• State rank: #437
• US rank: #8917

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pearl City, IL
• Population (ZIP): 1,881

Population outlook (Stephenson County) Hauer SSP2

• Today (2025): 41,802 people
• By 2030: 39,487 · -5.5%
• By 2040: 34,534 · -17.4%
• By 2050: 29,693 · -29.0%
• By 2075: 21,196 · -49.3%
• By 2100: 14,596 · -65.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Black 4% Two or more races 2%
• Common ancestry: Iranian 6% Italian 3% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 3%

Political lean MEDSL · Stephenson

• 2024 margin: R (+19.4) · D 39.5% · R 58.9% · Other 1.6%
• 2008→2024 swing: -26.1pp toward R · 2008: 6.7pp · 2024: -19.4pp
• All cycles: 2024: R+19.4 2020: R+15.7 2016: R+17.0 2012: R+4.6 2008: D+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.86%
• Current HPI: 251.0511
• 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

+25.3% since first listed

13 events — show timeline

• 2026-04-03 Price Changed $99,000 NWIAR
• 2026-01-08 Price Changed $106,000 NWIAR
• 2025-09-24 Price Changed $109,000 NWIAR
• 2025-09-18 Price Changed $111,000 NWIAR
• 2025-08-12 Price Changed $112,500 NWIAR
• 2025-07-30 Price Changed $118,000 NWIAR
• 2025-07-26 Price Changed $119,108 NWIAR
• 2025-07-17 Price Changed $120,108 NWIAR
• 2025-06-05 Price Changed $125,108 NWIAR
• 2025-05-13 Listed $135,108 NWIAR
• 2019-03-28 Sold (Public Records) $75,000 Public Records
• 2019-03-27 Sold (MLS) $75,000 NWIAR
• 2019-01-14 Listed $79,000 NWIAR

Property tax history

+2.6%/yr

Latest (2024): $2,317 · +5.5% YoY. Source: county tax records.