1108 W Mill St · Bloomington, IL 61701

$125,000

2 bd · 1.0 ba · 1,076 sqft · SingleFamily · 1 Days on market

Built 1925 5,750 sqft lot Est $134k · 7% under

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Why this score? — see what drove the D+ 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 +16.1/30.0
• ARV discount +10.7/15.0
• DSCR +5.0/10.0
• 1% rule +4.3/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Presold!!!

Key facts

• 5,750 sq ft lot
• 3 parking spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $63 ($758/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 (7.4% below list).
• Recommended offer: $116k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.4% in Bloomington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#161 in IL, #2,987 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F.
• Bloomington SD 87 (urban): math 14% / reading 19% proficiency, ranked #476 of 620 in IL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Irving Elementary School (math 2% / reading 12%, grade F, #1,673 of 2,056 statewide, top 84%, 342 students, 0% FRL); Bloomington Jr High School (math 12% / reading 19%, grade F, #493 of 665 statewide, top 75%, 1,006 students, 0% FRL); Bloomington High School (math 27% / reading 33%, grade F, #179 of 693 statewide, top 27%, 1,503 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 92 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 247 units permitted in McLean County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; list at $125k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,731 (7.4% below list)

Questions for the listing agent

1. Built in 1925 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $134,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 W Oakland Ave	0.07mi	2/1.0	1,026 (-5%)	9mo	$115,000	$112	82
806 S Livingston St	0.14mi	3/1.0 (+1)	984 (-9%)	3mo	$153,000	$155	72
705 W Olive St	0.45mi	3/1.0 (+1)	1,053 (-2%)	5mo	$138,500	$132	66
922 W Olive St	0.26mi	3/1.5 (+1)	1,100 (+2%)	15mo	$150,500	$137	65
1311 W Grove St	0.34mi	2/2.0	1,119 (+4%)	12mo	$140,000	$125	64
809 S Mason St	0.55mi	2/1.0	1,120 (+4%)	7mo	$135,000	$121	62
508 W Grove St	0.63mi	2/1.5	1,116 (+4%)	3mo	$104,900	$94	60
1309 W Grove St	0.33mi	2/1.0	959 (-11%)	9mo	$110,000	$115	59
1001 S Hinshaw Ave	0.27mi	2/1.0	1,192 (+11%)	15mo	$95,000	$80	57
1708 Indiana St	0.54mi	3/1.0 (+1)	1,120 (+4%)	7mo	$143,000	$128	57
905 S Oak St	0.61mi	3/1.5 (+1)	1,038 (-4%)	5mo	$170,000	$164	54
302 W Gray Ave	0.74mi	3/1.0 (+1)	1,203 (+12%)	10mo	$139,000	$116	33

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 · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-13,117
• Equity at exit: $18,638

10-year hold

• IRR: 2.6%
• Equity multiple: 1.21×
• Total profit: $7,241
• Equity at exit: $10,808

Cash invested: $35,000 (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 61701

• Rents YoY: 5.6%
• Active inventory: 92
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,157 high
• Mortgage (P&I): −$656
• Tax from tax record: −$144 /mo · $1,722/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $63

Break-even live

Break-even rent $1,077

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $134	-5% $99	+0% $63	+5% $28	+10% $-8
Rent	-10% $-28	-5% $17	+0% $63	+5% $109	+10% $155
Rate	-1.0pp $126	-0.5pp $95	base $63	+0.5pp $31	+1.0pp $-2

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 S Morris Ave Unit 1 Bloomington, IL	1.0	1.0	700	$850	$1.21	23d	1	0.19mi
703 W Olive St Bloomington, IL	3.0	1.0	1000	$1,495	$1.50	23d	1	0.46mi
912 N Madison St Apt 2 Bloomington, IL	1.0	1.0	850	$950	$1.12	46d	1	1.15mi
915 N Madison St Unit 4 Bloomington, IL	2.0	1.0	900	$899	$1.00	23d	1	1.18mi
507 1/2 S Clayton St Bloomington, IL	3.0	1.0	1003	$1,895	$1.89	23d	1	1.22mi
318 E Locust St Apt A Bloomington, IL	3.0	2.0	1200	$3,000	$2.50	46d	1	1.27mi
16 Kris Dr Unit K16 Bloomington, IL	2.0	1.0	832	$856	$1.03	23d	1	1.36mi
1619 R T Dunn Dr Bloomington, IL	3.0	2.0	1200	$1,300	$1.08	23d	1	1.37mi
102 Donnie Dr Unit 1906Tra-202 Bloomington, IL	2.0	1.0	1500	$1,169	$0.78	23d	1	1.39mi
102 Donnie Dr Unit 1905Tra-07 Bloomington, IL	1.0	1.0	725	$899	$1.24	46d	1	1.39mi
38 Melissa Dr Unit M38 Bloomington, IL	2.0	1.0	768	$1,085	$1.41	23d	1	1.46mi
503 E Empire St Bloomington, IL	3.0	2.0	1000	$1,795	$1.79	46d	1	1.46mi
108 Oak Creek Plz Unit 3-10 Bloomington, IL	2.0	1.0	1150	$1,199	$1.04	23d	1	1.47mi

Listing history 3 events

1. 2026-05-21
   status Pending
2. 2026-05-21
   listed $125,000 Active
3. 2017-02-21
   soldstatus $58,000

ⓘ 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: $1,722 · $144/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$558/yr (+$46/mo · 32.4%)

ⓘ 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 ≥106°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,888
• − Mortgage interest: −$7,002
• − Property taxes: −$1,722
• − Insurance: −$625
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$3,636
• Taxable loss: −$1,320
• Est. tax savings @ 24.0%: +$317
• After-tax cash flow: $1,075/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: Bloomington SD 87
• NCES district ID: 1706480
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $50,544
• Composite: 15.05/100
• National rank: #9351
• State rank: #476 of 620 in IL

Livability — Bloomington

• Score: 77/100
• State rank: #161
• US rank: #2987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomington, IL
• County: McLean County · 126,490 people
• City population: 72,415
• Metro: Bloomington, IL
• Population (ZIP): 35,136
• Household income: $57,130
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1493.0

Population outlook (McLean County) Hauer SSP2

• Today (2025): 176,468 people
• By 2030: 178,002 · +0.9%
• By 2040: 178,592 · +1.2%
• By 2050: 177,090 · +0.4%
• By 2075: 173,224 · -1.8%
• By 2100: 158,425 · -10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 6% · Canada, Philippines, Vietnam
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · McLean

• 2024 margin: Toss-up / Even · D 51.6% · R 46.8% · Other 1.6%
• 2008→2024 swing: +3.7pp toward D · 2008: 1.2pp · 2024: 4.9pp
• All cycles: 2024: D+4.9 2020: D+3.9 2016: R+1.5 2012: R+11.1 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.13%
• Current HPI: 172.3659
• Rent YoY: ▲ 5.60%
• Metro: Bloomington, IL
• 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

+115.5% since first listed

3 events — show timeline

• 2026-05-21 Pending — MRED as Distributed by MLS Grid
• 2026-05-21 Listed $125,000 MRED as Distributed by MLS Grid
• 2017-02-21 Sold (Public Records) $58,000 Public Records

Property tax history

+8.3%/yr

Latest (2023): $1,722 · +15.3% YoY. Source: county tax records.