104 E Main St · Biggsville, IL 61418

$95,000

1 bd · 1.0 ba · 1,447 sqft · SingleFamily public records · 38 Days on market

Built 1960 8,056 sqft lot $66/sqft · 11% below area Est $107k · 11% under

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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 +22.9/30.0
• ARV discount +12.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

2 bedroom 1 bath brick home with secluded back yard and patio 1 stall attached garage and detached storage shed in rear. Open floor plan and spacious kitchen. Solar will be paid for by seller at closing.

Key facts

• Open floor plan
• Secluded back yard
• Attached garage

Tags

• SECLUDED BACK YARD
• PATIO
• ATTACHED GARAGE
• DETACHED STORAGE SHED
• OPEN FLOOR PLAN
• SPACIOUS KITCHEN

Property features AI

Exterior

• Parking: Attached, paved garage with 1 stall
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story main living with additional lower/basement levels; Shingle roof
• Construction: Built in 1960; Standard foundation
• Exterior features: Shed(s); Level lot; Paved road frontage

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet in bedrooms, living and dining areas; Vinyl in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hot tub
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#507 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• 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.
• Zoned schools: West Central High School (math 5% / reading 15%, grade F, #528 of 693 statewide, top 82%, 199 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 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 $4k of equity ($657 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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

Questions for the listing agent

1. It's been on market 38 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 1960 — 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: 1.04% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $106,835
• List price: $95,000
• Delta: -11.08%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 E Main St	0.10mi	2/1.0 (+1)	1,603 (+11%)	3mo	$154,000	$96	70

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: 14.5%
• Equity multiple: 1.83×
• Total profit: $22,016
• Equity at exit: $42,716

10-year hold

• IRR: 16.3%
• Equity multiple: 3.39×
• Total profit: $63,539
• Equity at exit: $65,831

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 61418

• Active inventory: 5
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $166

Break-even live

Break-even rent $775

Max offer price $95,000

Occupancy floor 78%

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: —

Listing history 17 events

1. 2026-06-19
   days on market $95,000 Active 38 DOM
2. 2026-06-18
   days on market $95,000 Active 37 DOM
3. 2026-06-17
   days on market $95,000 Active 36 DOM
4. 2026-06-16
   days on market $95,000 Active 35 DOM
5. 2026-06-15
   days on market $95,000 Active 34 DOM
6. 2026-06-14
   days on market $95,000 Active 32 DOM
7. 2026-06-12
   days on market $95,000 Active 31 DOM
8. 2026-06-09
   days on market $95,000 Active 28 DOM
9. 2026-06-08
   days on market $95,000 Active 27 DOM
10. 2026-06-07
    days on market $95,000 Active 26 DOM
11. 2026-06-07
    days on market $95,000 Active 25 DOM
12. 2026-06-02
    days on market $95,000 Active 21 DOM
13. 2026-06-01
    days on market $95,000 Active 20 DOM
14. 2026-05-31
    days on market $95,000 Active 19 DOM
15. 2026-05-30
    days on market $95,000 Active 18 DOM
16. 2026-05-12
    listed $95,000 Active 203-char remark
17. 2009-10-01
    soldstatus $74,000

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $1,526 · $127/mo
• Expected delta: +$631/yr (+$53/mo · 70.5%)

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

Taxation est. · year 1

• Rental income: $11,826
• − Mortgage interest: −$5,321
• − Property taxes: −$895
• − Insurance: −$475
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,764
• Taxable income: $479
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $1,879/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 — Biggsville

• Score: 67/100
• State rank: #507
• US rank: #10487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Biggsville, IL
• Population (ZIP): 601

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 (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Slovak 2% Portuguese 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

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: —
• Current HPI: —
• 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

+28.4% since first listed

2 events — show timeline

• 2026-05-12 Listed $95,000 RMLSA as Distributed by MLS Grid
• 2009-10-01 Sold (Public Records) $74,000 Public Records

Property tax history

-2.9%/yr

Latest (2024): $895 · -2.7% YoY. Source: county tax records.