201 S Carson St · Long Point, IL 61333

$130,000

4 bd · 1.0 ba · 1,475 sqft · SingleFamily public records · 195 Days on market

Built 1956 0.34 ac lot $88/sqft · 20% below area Est $162k · 20% 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 +18.2/30.0
• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to this three bedroom brick home on a quiet street and the desirable Woodland school district. This property is perfect for someone seeking convenience and low maintenance living. The home features a spacious living room with a gas fireplace perfect for relaxing or entertaining. A separate family room provides additional space for gatherings. Could also be used as a large dining room. A large main floor laundry room adds to the convenience of every day needs. Washer and dryer included.. The kitchen includes all appliances, including the refrigerator, which is one year old. Kitchen also features separate area for table space. The bathroom was updated in 2023 to include new walls new floor and new shower. Roof replaced in 2010. New furnace and AC in 2008. A solid home with almost 1500 ft.2 of living space all on one level.

Key facts

• Quiet street
• Gas fireplace
• Brick home

Tags

• BRICK HOME
• QUIET STREET
• WOODLAND SCHOOL DISTRICT
• GAS FIREPLACE
• SEPARATE FAMILY ROOM
• LARGE MAIN FLOOR LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $124k (4.4% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#837 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, schools F, crime D-.
• Woodland CUSD 5 (rural): math 18% / reading 20% proficiency, ranked #427 of 620 in IL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 35 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($899 loan paydown + $5k appreciation (4.2% local appreciation)).
• Livingston County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, 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 195 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $130k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1956 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (median comp): $162,110
• List price: $130,000
• Delta: -19.81%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

4.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.87×
• Total profit: $31,559
• Equity at exit: $67,412

10-year hold

• IRR: 15.3%
• Equity multiple: 3.53×
• Total profit: $92,009
• Equity at exit: $111,472

Cash invested: $36,400 (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 61333

• Home prices YoY: 3.5%
• Active inventory: 3
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $117

Break-even live

Break-even rent $1,094

Max offer price $130,000

Occupancy floor 86%

Sensitivity live

Price	-10% $191	-5% $154	+0% $117	+5% $81	+10% $44
Rent	-10% $19	-5% $68	+0% $117	+5% $167	+10% $216
Rate	-1.0pp $183	-0.5pp $151	base $117	+0.5pp $84	+1.0pp $49

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $130,000 Active 195 DOM
2. 2026-06-18
   days on market $130,000 Active 194 DOM
3. 2026-06-17
   days on market $130,000 Active 193 DOM
4. 2026-06-16
   days on market $130,000 Active 192 DOM
5. 2026-06-15
   days on market $130,000 Active 191 DOM
6. 2026-06-14
   days on market $130,000 Active 189 DOM
7. 2026-06-12
   days on market $130,000 Active 188 DOM
8. 2026-06-09
   days on market $130,000 Active 185 DOM
9. 2026-06-08
   days on market $130,000 Active 184 DOM
10. 2026-06-07
    pricedays on market $130,000 Active 183 DOM
11. 2026-06-02
    days on market $133,500 Active 178 DOM
12. 2026-06-01
    days on market $133,500 Active 177 DOM
13. 2026-05-31
    days on market $133,500 Active 176 DOM
14. 2026-05-30
    days on market $133,500 Active 175 DOM
15. 2026-04-12
    price $133,500 844-char remark

    Show marketing remark (844 chars)

    Welcome to this three bedroom brick home on a quiet street and the desirable Woodland school district. This property is perfect for someone seeking convenience and low maintenance living. The home features a spacious living room with a gas fireplace perfect for relaxing or entertaining. A separate family room provides additional space for gatherings. Could also be used as a large dining room. A large main floor laundry room adds to the convenience of every day needs. Washer and dryer included.. The kitchen includes all appliances, including the refrigerator, which is one year old. Kitchen also features separate area for table space. The bathroom was updated in 2023 to include new walls new floor and new shower. Roof replaced in 2010. New furnace and AC in 2008. A solid home with almost 1500 ft.2 of living space all on one level.

16. 2025-12-05
    listed $143,500 Active 844-char remark

    Show marketing remark (844 chars)

    Welcome to this three bedroom brick home on a quiet street and the desirable Woodland school district. This property is perfect for someone seeking convenience and low maintenance living. The home features a spacious living room with a gas fireplace perfect for relaxing or entertaining. A separate family room provides additional space for gatherings. Could also be used as a large dining room. A large main floor laundry room adds to the convenience of every day needs. Washer and dryer included.. The kitchen includes all appliances, including the refrigerator, which is one year old. Kitchen also features separate area for table space. The bathroom was updated in 2023 to include new walls new floor and new shower. Roof replaced in 2010. New furnace and AC in 2008. A solid home with almost 1500 ft.2 of living space all on one level.

17. 1976-09-29
    soldstatus $34,500

ⓘ 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: $1,543 · $129/mo
• Projected year-2 tax: $2,247 · $187/mo
• Expected delta: +$704/yr (+$59/mo · 45.6%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,915
• − Mortgage interest: −$7,282
• − Property taxes: −$1,543
• − Insurance: −$650
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,782
• Taxable loss: −$728
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $1,584/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: Woodland CUSD 5
• NCES district ID: 1738070
• Math proficiency: 18% ▼ -2.00%
• Reading proficiency: 20% ▼ -1.00%
• Median HH income: $53,035
• Composite: 17.37/100
• National rank: #9071
• State rank: #427 of 620 in IL

Livability — Long Point

• Score: 62/100
• State rank: #837
• US rank: #16501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Point, IL
• Population (ZIP): 270

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 32,749 people
• By 2030: 30,848 · -5.8%
• By 2040: 27,357 · -16.5%
• By 2050: 24,048 · -26.6%
• By 2075: 17,574 · -46.3%
• By 2100: 12,096 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Serbian 2% Subsaharan African 2%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+46.3) · D 26.1% · R 72.4% · Other 1.6%
• 2008→2024 swing: -27.1pp toward R · 2008: -19.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+44.2 2016: R+41.0 2012: R+31.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.20%
• Current HPI: 125.1121
• 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

+287.0% since first listed

3 events — show timeline

• 2026-04-12 Price Changed $133,500 MRED as Distributed by MLS Grid
• 2025-12-05 Listed $143,500 MRED as Distributed by MLS Grid
• 1976-09-29 Sold (Public Records) $34,500 Public Records

Property tax history

-0.1%/yr

Latest (2024): $1,543 · -25.5% YoY. Source: county tax records.