201 N Missouri St · Toledo, IL 62468

$92,000

2 bd · 2.0 ba · 2,336 sqft · SingleFamily public records · 8 Days on market

Built 1949 10,454 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 2-bedroom, 2-bathroom ranch-style home located in the heart of Toledo, IL! Situated on an oversized corner lot, this home offers 1,184 square feet of living space. Inside, you'll find a spacious living room and an additional family room, providing plenty of room for entertaining or relaxing. The functional kitchen offers ample cabinet and counter space and is conveniently located next to the dining room, creating the perfect space for everyday meals. The two bedrooms are situated near one another, with a second full bathroom located between them for added convenience. The main bathroom also features a laundry area, keeping household tasks easily accessible on o

Key facts

• Three storage sheds
• Above-ground pool
• Fenced backyard

Tags

• CORNER LOT
• FENCED BACKYARD
• ABOVE-GROUND POOL
• THREE STORAGE SHEDS

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Gravel road access
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Enclosed patio; Patio

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Interior features: Electric water heater; Oven; Refrigerator; Crawl space basement
• Laundry & utility: Laundry on main level

Heating & cooling

• Heating & cooling: Wall furnace heating; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).

Location & tenants

• Location reads 65/100 on livability (#631 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Cumberland CUSD 77 (rural): math 18% / reading 20% proficiency, ranked #447 of 620 in IL (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cumberland County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,000

Questions for the listing agent

1. Built in 1949 — 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: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $252,288
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 S Missouri St	0.30mi	3/2.0 (+1)	1,992 (-15%)	10mo	$215,000	$108	48

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,172
• Equity at exit: $13,717

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $16,713
• Equity at exit: $7,954

Cash invested: $25,760 (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 62468

• Home prices YoY: -23.8%
• Active inventory: 10
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $215

Break-even live

Break-even rent $805

Max offer price $92,000

Occupancy floor 75%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $92,000 Active 8 DOM
2. 2026-06-18
   days on market $92,000 Active 7 DOM
3. 2026-06-17
   days on market $92,000 Active 6 DOM
4. 2026-06-16
   days on market $92,000 Active 5 DOM
5. 2026-06-15
   days on market $92,000 Active 4 DOM
6. 2026-06-14
   days on market $92,000 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $92,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,930
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$2,676
• Taxable income: $1,191
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $2,299/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: Cumberland CUSD 77
• NCES district ID: 1739090
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $44,394
• Composite: 16.54/100
• National rank: #9179
• State rank: #447 of 620 in IL

Livability — Toledo

• Score: 65/100
• State rank: #631
• US rank: #12919

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: Toledo, IL
• Population (ZIP): 2,311

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 10,370 people
• By 2030: 9,984 · -3.7%
• By 2040: 9,164 · -11.6%
• By 2050: 8,306 · -19.9%
• By 2075: 6,320 · -39.1%
• By 2100: 4,722 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+61.9) · D 18.4% · R 80.2% · Other 1.4%
• 2008→2024 swing: -41.2pp toward R · 2008: -20.7pp · 2024: -61.9pp
• All cycles: 2024: R+61.9 2020: R+59.1 2016: R+57.5 2012: R+35.3 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.13%
• Current HPI: 157.7481
• 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

1 event — show timeline

• 2026-06-11 Listed $92,000 CIBR

Property tax history

+8.2%/yr

Latest (2024): $5,350 · +0.0% YoY. Source: county tax records.