1008 S Commercial St · Benton, IL 62812

$79,900

2 bd · 1.0 ba · 1,020 sqft · Other · 9 Days on market

Built 1920 10,500 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, 1 bath with informal dining room, gas forced air aand newer central air unit. Home is currently being rented for $450 per month. Seller is listing agent's brother/sister in-law.

Key facts

• One car carport
• Updated kitchen
• Newer hvac system

Tags

• PRIVACY FENCED BACKYARD
• UPDATED KITCHEN
• NEWER HVAC SYSTEM
• ONE CAR CARPORT

Property features AI

Finance

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

Exterior

• Utilities: Public water; Public sewer; 100 amp electrical service
• Home design: Detached single-family home; One-story; Fee simple ownership; Property estimated to be over 100 years old; Wood siding exterior; Built before 1978
• Construction: Wood siding construction
• Exterior features: Lot dimensions approximately 70 x 150

Interior

• Kitchen: Kitchen on main level (11 x 19) with luxury vinyl flooring; Range; Refrigerator
• Bedrooms: Two bedrooms; Main-level master bedroom (12 x 11) with carpet; Main-level bedroom (12 x 13) with carpet
• Flooring: Luxury vinyl flooring in kitchen, living room and laundry; Carpet in bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Crawl space basement
• Laundry & utility: Main-level laundry room (5 x 3) with luxury vinyl flooring; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $80k).
• Cap rate 9.6% vs local median 5.3% in Benton — 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 63/100 on livability (#785 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• BentonConsolidatedHsd 103 (town): math 20% / reading 20% proficiency, ranked #727 of 919 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Benton Cons High School (math 17% / reading 27%, grade F, #319 of 693 statewide, top 50%, 577 students, 0% FRL).
• Market conditions: 73 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected at -16% 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 14y 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.
• Current owner paid $44k; list at $80k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $938
• Equity at exit: $11,913

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $18,689
• Equity at exit: $6,908

Cash invested: $22,372 (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 62812

• Active inventory: 73
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $218

Break-even live

Break-even rent $665

Max offer price $79,900

Occupancy floor 72%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-17
   status Pending
2. 2026-05-08
   listed $79,900 Active
3. 2024-12-19
   soldstatus $43,900 188-char remark

   Show marketing remark (188 chars)

   2 bedroom, 1 bath with informal dining room, gas forced air aand newer central air unit. Home is currently being rented for $450 per month. Seller is listing agent's brother/sister in-law.

4. 2024-12-19
   soldstatus $43,900 Closed 188-char remark

   Show marketing remark (188 chars)

   2 bedroom, 1 bath with informal dining room, gas forced air aand newer central air unit. Home is currently being rented for $450 per month. Seller is listing agent's brother/sister in-law.

5. 2024-09-25
   historical Under Contract 188-char remark

   Show marketing remark (188 chars)

   2 bedroom, 1 bath with informal dining room, gas forced air aand newer central air unit. Home is currently being rented for $450 per month. Seller is listing agent's brother/sister in-law.

6. 2024-04-04
   price $45,900 188-char remark

   Show marketing remark (188 chars)

   2 bedroom, 1 bath with informal dining room, gas forced air aand newer central air unit. Home is currently being rented for $450 per month. Seller is listing agent's brother/sister in-law.

7. 2024-02-07
   listed $45,900 188-char remark

   Show marketing remark (188 chars)

   2 bedroom, 1 bath with informal dining room, gas forced air aand newer central air unit. Home is currently being rented for $450 per month. Seller is listing agent's brother/sister in-law.

8. 2024-02-07
   listed $49,900 Active 188-char remark

   Show marketing remark (188 chars)

   2 bedroom, 1 bath with informal dining room, gas forced air aand newer central air unit. Home is currently being rented for $450 per month. Seller is listing agent's brother/sister in-law.

9. 2018-07-26
   soldstatus $16,500 106-char remark

   Show marketing remark (106 chars)

   Furnace and hot water heater are newer. Outside electric coming to house is newer. Refrigerator, gas range

10. 2018-07-26
    soldstatus $16,500 106-char remark

    Show marketing remark (106 chars)

    Furnace and hot water heater are newer. Outside electric coming to house is newer. Refrigerator, gas range

11. 2018-07-03
    listed $18,900 106-char remark

    Show marketing remark (106 chars)

    Furnace and hot water heater are newer. Outside electric coming to house is newer. Refrigerator, gas range

12. 2018-07-03
    listed $18,900 106-char remark

    Show marketing remark (106 chars)

    Furnace and hot water heater are newer. Outside electric coming to house is newer. Refrigerator, gas range

13. 2012-02-02
    soldstatus $5,000
14. 2012-02-02
    soldstatus $5,000
15. 2012-01-11
    listed $7,500
16. 2012-01-11
    listed $7,500

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $1,346 · $112/mo
• Expected delta: +$468/yr (+$39/mo · 53.2%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,295
• − Mortgage interest: −$4,476
• − Property taxes: −$879
• − Insurance: −$400
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$2,324
• Taxable income: $1,409
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $2,278/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: BentonConsolidatedHsd 103
• NCES district ID: 1705970
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $35,473
• Composite: 19.77/100
• National rank: #13902
• State rank: #727 of 919 in IL

Livability — Benton

• Score: 63/100
• State rank: #785
• US rank: #15667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton, IL
• City population: 11,441
• Population (ZIP): 11,441

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 1% · Vietnam, Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.17%
• Current HPI: 109.0501
• 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

+965.3% since first listed

16 events — show timeline

• 2026-05-17 Pending — MRED as Distributed by MLS Grid
• 2026-05-08 Listed $79,900 MRED as Distributed by MLS Grid
• 2024-12-19 Sold (MLS) $43,900 RMLSA as Distributed by MLS Grid
• 2024-12-19 Sold (MLS) $43,900 MRED as Distributed by MLS Grid
• 2024-09-25 Contingent — RMLSA as Distributed by MLS Grid
• 2024-04-04 Price Changed $45,900 RMLSA as Distributed by MLS Grid
• 2024-02-07 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2024-02-07 Listed $45,900 MRED as Distributed by MLS Grid
• 2018-07-26 Sold (MLS) $16,500 MRED as Distributed by MLS Grid
• 2018-07-26 Sold (MLS) $16,500 RMLSA as Distributed by MLS Grid
• 2018-07-03 Listed $18,900 MRED as Distributed by MLS Grid
• 2018-07-03 Listed $18,900 RMLSA as Distributed by MLS Grid
• 2012-02-02 Sold (MLS) $5,000 MRED as Distributed by MLS Grid
• 2012-02-02 Sold (MLS) $5,000 RMLSA as Distributed by MLS Grid
• 2012-01-11 Listed $7,500 MRED as Distributed by MLS Grid
• 2012-01-11 Listed $7,500 RMLSA as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2024): $879 · +5.6% YoY. Source: county tax records.