245 S 7th St · Coalton, IL 62075

$145,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily · 440 Days on market

1.73 ac lot $101/sqft · 86% above area

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Approx. 1.73 acres with a one-story 3 bedroom home with attached garage situated near the ball field and close to the park in the Village of Coalton. This property has city water, gas and sewer. If you are looking for a nice size pc. of property that provides you with a country like setting with city amenities, take a look at this one!!! The property being sold consists of 3 different parcels #08-27-331-019, 08-27-331-018 and 08-27-331-002 total taxes shown are for all 3 parcels $1,103

Key facts

• Sewer
• Attached garage
• City water

Tags

• 1.73 ACRES
• ATTACHED GARAGE
• CITY WATER
• GAS
• SEWER
• COUNTRY LIKE SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $46 ($557/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (20.2% below list).
• Recommended offer: $116k (20.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#955 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute F.
• Nokomis CUSD 22 (town): math 32% / reading 31% proficiency, ranked #241 of 620 in IL (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Elem School (math 37% / reading 37%, grade F, #457 of 2,056 statewide, top 24%, 284 students, 0% FRL); Nokomis Jr/Sr High Sch (math 27% / reading 27%, grade F, #218 of 693 statewide, top 35%, 312 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP; 12 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 440 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $115,738 (20.2% below list)

Questions for the listing agent

1. It's been on market 440 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.80% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (median comp): $78,085
• List price: $145,000
• Delta: 85.70%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.02×
• Total profit: $81,865
• Equity at exit: $130,627

10-year hold

• IRR: 22.2%
• Equity multiple: 6.88×
• Total profit: $238,622
• Equity at exit: $281,703

Cash invested: $40,600 (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 62075

• Home prices YoY: 15.1%
• Active inventory: 16
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $46

Break-even live

Break-even rent $1,099

Max offer price $145,000

Occupancy floor 91%

Sensitivity live

Price	-10% $129	-5% $87	+0% $46	+5% $5	+10% $-36
Rent	-10% $-45	-5% $1	+0% $46	+5% $92	+10% $138
Rate	-1.0pp $119	-0.5pp $83	base $46	+0.5pp $9	+1.0pp $-29

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $145,000 Active 440 DOM
2. 2026-06-21
   days on market $145,000 Active 439 DOM
3. 2026-06-18
   days on market $145,000 Active 437 DOM
4. 2026-06-17
   days on market $145,000 Active 436 DOM
5. 2026-06-16
   days on market $145,000 Active 435 DOM
6. 2026-06-15
   days on market $145,000 Active 434 DOM
7. 2026-06-13
   days on market $145,000 Active 432 DOM
8. 2026-06-12
   days on market $145,000 Active 431 DOM
9. 2026-06-09
   days on market $145,000 Active 428 DOM
10. 2026-06-08
    days on market $145,000 Active 427 DOM
11. 2026-06-07
    days on market $145,000 Active 426 DOM
12. 2026-06-07
    days on market $145,000 Active 425 DOM
13. 2026-06-04
    days on market $145,000 Active 422 DOM
14. 2026-06-02
    days on market $145,000 Active 421 DOM
15. 2026-06-01
    days on market $145,000 Active 420 DOM
16. 2026-05-31
    days on market $145,000 Active 419 DOM
17. 2026-05-31
    days on market $145,000 Active 418 DOM
18. 2026-03-24
    status Active 494-char remark

    Show marketing remark (494 chars)

    Approx. 1.73 acres with a one-story 3 bedroom home with attached garage situated near the ball field and close to the park in the Village of Coalton. This property has city water, gas and sewer. If you are looking for a nice size pc. of property that provides you with a country like setting with city amenities, take a look at this one!!! The property being sold consists of 3 different parcels #08-27-331-019, 08-27-331-018 and 08-27-331-002 total taxes shown are for all 3 parcels $1,103

19. 2025-06-24
    status Active 494-char remark

    Show marketing remark (494 chars)

    Approx. 1.73 acres with a one-story 3 bedroom home with attached garage situated near the ball field and close to the park in the Village of Coalton. This property has city water, gas and sewer. If you are looking for a nice size pc. of property that provides you with a country like setting with city amenities, take a look at this one!!! The property being sold consists of 3 different parcels #08-27-331-019, 08-27-331-018 and 08-27-331-002 total taxes shown are for all 3 parcels $1,103

20. 2025-06-12
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Approx. 1.73 acres with a one-story 3 bedroom home with attached garage situated near the ball field and close to the park in the Village of Coalton. This property has city water, gas and sewer. If you are looking for a nice size pc. of property that provides you with a country like setting with city amenities, take a look at this one!!! The property being sold consists of 3 different parcels #08-27-331-019, 08-27-331-018 and 08-27-331-002 total taxes shown are for all 3 parcels $1,103

21. 2025-03-18
    listed $145,000 Active 494-char remark

    Show marketing remark (494 chars)

    Approx. 1.73 acres with a one-story 3 bedroom home with attached garage situated near the ball field and close to the park in the Village of Coalton. This property has city water, gas and sewer. If you are looking for a nice size pc. of property that provides you with a country like setting with city amenities, take a look at this one!!! The property being sold consists of 3 different parcels #08-27-331-019, 08-27-331-018 and 08-27-331-002 total taxes shown are for all 3 parcels $1,103

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $1,928 · $161/mo
• Expected delta: +$1,363/yr (+$114/mo · 241.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,889
• − Mortgage interest: −$8,122
• − Property taxes: −$565
• − Insurance: −$725
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$4,218
• Taxable loss: −$1,964
• Est. tax savings @ 24.0%: +$471
• After-tax cash flow: $1,029/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: Nokomis CUSD 22
• NCES district ID: 1728560
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -17.00%
• Median HH income: $42,673
• Composite: 26.76/100
• National rank: #7132
• State rank: #241 of 620 in IL

Livability — Coalton

• Score: 60/100
• State rank: #955
• US rank: #18597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coalton, IL
• Population (ZIP): 3,180

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 27,471 people
• By 2030: 26,410 · -3.9%
• By 2040: 24,233 · -11.8%
• By 2050: 21,948 · -20.1%
• By 2075: 16,686 · -39.3%
• By 2100: 11,369 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Asian 4% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Iranian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+44.0) · D 27.1% · R 71.1% · Other 1.8%
• 2008→2024 swing: -46.7pp toward R · 2008: 2.6pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.0 2016: R+40.0 2012: R+14.2 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.27%
• Current HPI: 192.84
• 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

4 events — show timeline

• 2026-03-24 Relisted — MARIS as Distributed by MLS Grid
• 2025-06-24 Relisted — MARIS as Distributed by MLS Grid
• 2025-06-12 Pending — MARIS as Distributed by MLS Grid
• 2025-03-18 Listed $145,000 MARIS as Distributed by MLS Grid

Property tax history

-7.8%/yr

Latest (2020): $565 · -9.0% YoY. Source: county tax records.