701 S Embarras Ave · Tuscola, IL 61953

$110,000

2 bd · 2.0 ba · 828 sqft · SingleFamily public records · 48 Days on market

Built 1920 6,185 sqft lot $133/sqft · 5% above area Est $122k · 10% 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 +21.3/30.0
• ARV discount +12.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• 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

This well-maintained 2-bedroom, 2-bath ranch home offers 967 square feet of efficient, single-level living in Tuscola. Featuring durable hard-surface flooring throughout and convenient off-street parking, the property is both practical and easy to maintain, ideal for investors or owner-occupants alike. Currently leased through July 31, 2026 at $925 per month, this property provides immediate rental income. The buyer will have the option to assume the existing lease and security deposit, creating a seamless transition. This home can also be purchased as part of a discounted investment package alongside 313 Pembroke and 812 E Pembroke in Tuscola, offering a strong opportunity to expand or establish a local portfolio.

Key facts

• 6,185 sq ft lot
• 2 parking spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.4% in Tuscola — 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 74/100 on livability (#257 in IL, #4,735 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D+, amenities F, commute F.
• Tuscola CUSD 301 (town): math 16% / reading 28% proficiency, ranked #380 of 620 in IL (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 36 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Douglas County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $54k; list at $110k implies a 106% 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1920 — 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 D-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: 1.12% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 7.5

CMA / ARV

• ARV (median comp): $122,201
• List price: $110,000
• Delta: -9.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 E Daggy St	0.28mi	2/1.0	804 (-3%)	8mo	$92,000	$114	71
202 S Embarrass Ave	0.30mi	2/1.0	768 (-7%)	2mo	$93,500	$122	68
403 E Pinzon St	0.17mi	2/1.0	940 (+14%)	3mo	$197,500	$210	63
1004 S Pleasantview Dr	0.27mi	2/1.0	925 (+12%)	2mo	$97,000	$105	62
907 E Fairview Dr	0.24mi	2/1.0	900 (+9%)	12mo	$120,000	$133	60
106 W Van Allen St	0.53mi	2/1.0	884 (+7%)	5mo	$145,000	$164	56
548 Southland Circle Dr	0.39mi	3/1.0 (+1)	864 (+4%)	23mo	$80,500	$93	47
200 E Houghton St	0.43mi	2/1.0	747 (-10%)	16mo	$120,000	$161	46
404 N Carico St	0.65mi	2/1.0	900 (+9%)	14mo	$125,000	$139	40
101 E Overton St	0.72mi	2/1.0	774 (-6%)	16mo	$127,500	$165	38
1016 S Eastview Dr	0.35mi	3/1.0 (+1)	924 (+12%)	21mo	$87,900	$95	37
907 E Newkirk St	0.73mi	3/1.0 (+1)	912 (+10%)	9mo	$135,000	$148	32

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-7,548
• Equity at exit: $16,401

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $6,796
• Equity at exit: $9,511

Cash invested: $30,800 (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 61953

• Home prices YoY: -30.6%
• Active inventory: 20
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,228 high
• Mortgage (P&I): −$577
• Tax from tax record: −$187 /mo · $2,238/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $161

Break-even live

Break-even rent $1,024

Max offer price $110,000

Occupancy floor 82%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 E Ficklin St Tuscola, IL	3.0	1.0	940	$1,425	$1.52	43d	1	0.10mi
206 Nicholas Dr Unit B Tuscola, IL	2.0	1.0	700	$725	$1.04	43d	1	0.65mi
206 Nicholas Dr Unit A Tuscola, IL	1.0	1.0	585	$650	$1.11	43d	1	0.65mi
704 N Main St Unit 704-308 Tuscola, IL	1.0	1.0	600	$900	$1.50	43d	1	0.98mi
704 N Main St Tuscola, IL	1.0–2.0	1.0–2.0	775	$1,200	$1.55	13d	3	0.98mi
704 N Main St Unit 704-203 Tuscola, IL	1.0	1.0	650	$1,000	$1.54	43d	1	0.98mi

Listing history 23 events

1. 2026-06-18
   days on market $110,000 Active 48 DOM
2. 2026-06-17
   days on market $110,000 Active 47 DOM
3. 2026-06-16
   days on market $110,000 Active 46 DOM
4. 2026-06-15
   days on market $110,000 Active 45 DOM
5. 2026-06-13
   days on market $110,000 Active 43 DOM
6. 2026-06-12
   days on market $110,000 Active 42 DOM
7. 2026-06-09
   days on market $110,000 Active 39 DOM
8. 2026-06-09
   status $110,000 Active 38 DOM
9. 2026-06-08
   days on market $110,000 Contingent - Continue to Show 38 DOM
10. 2026-06-07
    days on market $110,000 Contingent - Continue to Show 37 DOM
11. 2026-06-07
    statusdays on market $110,000 Contingent - Continue to Show 36 DOM
12. 2026-06-04
    days on market $110,000 Active 33 DOM
13. 2026-06-02
    days on market $110,000 Active 32 DOM
14. 2026-06-01
    days on market $110,000 Active 31 DOM
15. 2026-05-31
    days on market $110,000 Active 30 DOM
16. 2026-05-31
    days on market $110,000 Active 29 DOM
17. 2026-05-01
    listed $110,000 Active 724-char remark

    Show marketing remark (724 chars)

    This well-maintained 2-bedroom, 2-bath ranch home offers 967 square feet of efficient, single-level living in Tuscola. Featuring durable hard-surface flooring throughout and convenient off-street parking, the property is both practical and easy to maintain, ideal for investors or owner-occupants alike. Currently leased through July 31, 2026 at $925 per month, this property provides immediate rental income. The buyer will have the option to assume the existing lease and security deposit, creating a seamless transition. This home can also be purchased as part of a discounted investment package alongside 313 Pembroke and 812 E Pembroke in Tuscola, offering a strong opportunity to expand or establish a local portfolio.

18. 2025-07-18
    historical $925
19. 2025-07-05
    listed $925
20. 2020-03-23
    soldstatus $53,500
21. 2011-09-30
    historical
22. 2005-09-16
    soldstatus $45,000
23. 1999-07-01
    soldstatus $37,900

ⓘ 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: $2,238 · $187/mo
• Projected year-2 tax: $2,368 · $197/mo
• Expected delta: +$129/yr (+$11/mo · 5.8%)

ⓘ 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 ≥106°F today · 19 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: $14,731
• − Mortgage interest: −$6,162
• − Property taxes: −$2,238
• − Insurance: −$550
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,200
• Taxable income: $224
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,873/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: Tuscola CUSD 301
• NCES district ID: 1739600
• Math proficiency: 16% ▼ -6.00%
• Reading proficiency: 28% ▼ -18.00%
• Median HH income: $50,982
• Composite: 19.62/100
• National rank: #8748
• State rank: #380 of 620 in IL

Livability — Tuscola

• Score: 74/100
• State rank: #257
• US rank: #4735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuscola, IL
• Population (ZIP): 6,439

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 19,209 people
• By 2030: 18,940 · -1.4%
• By 2040: 18,397 · -4.2%
• By 2050: 17,829 · -7.2%
• By 2075: 16,395 · -14.6%
• By 2100: 14,329 · -25.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · German/W. Germanic 6% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+46.1) · D 26.1% · R 72.3% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: -21.3pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.4 2016: R+46.3 2012: R+36.8 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.74%
• Current HPI: 192.1209
• 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

+190.2% since first listed

7 events — show timeline

• 2026-05-01 Listed $110,000 MRED as Distributed by MLS Grid
• 2025-07-18 Rental Removed $925 APPFOLIO
• 2025-07-05 Listed for Rent $925 APPFOLIO
• 2020-03-23 Sold (Public Records) $53,500 Public Records
• 2011-09-30 Listing Removed — MRED as Distributed by MLS Grid
• 2005-09-16 Sold (Public Records) $45,000 Public Records
• 1999-07-01 Sold (Public Records) $37,900 Public Records

Property tax history

+8.0%/yr

Latest (2024): $2,238 · +9.5% YoY. Source: county tax records.