1005 N Lee St · Bloomington, IL 61701

$155,000

2 bd · 1.0 ba · 1,575 sqft · SingleFamily · 3 Days on market

Built 1910 5,460 sqft lot Est $159k · at est.

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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 +21.2/30.0
• ARV discount +8.7/15.0
• DSCR +6.7/10.0
• 1% rule +6.2/10.0
• 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

OPEN HOUSE ON THURSDAY JUNE 18 FROM 12:00 TO 6:00 AND ON FRIDAY JUNE 19 FROM 8:00 TO1:00. House sits on a corner lot. Has a very nice two car garage. Modern kitchen with newer range and refrigerator. A nice office that could be another bedroom. Besides the one upstairs bedroom there is a large landing area that could be a bedroom but could not be called an official bedroom. Has a new cement drive. A nice bed and chest of drawers will also stay with the house. Has a new furance, and AC. Water heater and laundry are a few years old.

Key facts

• New furnace
• Ac
• Water heater

Tags

• CORNER LOT
• MODERN KITCHEN
• NEW CEMENT DRIVE
• NEW FURNACE
• AC
• WATER HEATER

Property features AI

Exterior

• Home design: House
• Exterior features: Lot approximately 5,460 sq ft

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.0% vs local median 5.4% in Bloomington — 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 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: schools C-, 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.
• Market conditions: Rents rising fast (+5.6%/yr); 88 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 247 units permitted in McLean County in 2024 (54 in 5+ unit buildings).
• This rent runs 36% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $98k; list at $155k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1910 — 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. 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.
4. 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.
5. 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: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $159,075
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Scott St	0.11mi	2/1.0	1,519 (-4%)	6mo	$130,000	$86	84
910 N Mason St	0.18mi	2/1.0	1,370 (-13%)	2mo	$110,000	$80	69
109 W Mulberry St	0.38mi	3/2.0 (+1)	1,600 (+2%)	2mo	$61,000	$38	69
807 N Morris Ave	0.50mi	1/1.0 (-1)	1,586 (+1%)	4mo	$131,000	$83	67
1310 N Livingston St	0.68mi	2/1.0	1,554 (-1%)	3mo	$151,000	$97	63
407 W Emerson St	0.33mi	3/1.5 (+1)	1,456 (-8%)	2mo	$181,100	$124	63
511 E Chestnut St	0.65mi	2/1.0	1,480 (-6%)	3mo	$165,000	$111	57
1313 Ewing St	0.46mi	1/1.0 (-1)	1,438 (-9%)	4mo	$25,000	$17	56
706 N Prairie St	0.45mi	3/2.0 (+1)	1,721 (+9%)	1mo	$185,000	$107	53
1207 W Walnut St	0.54mi	2/2.0	1,422 (-10%)	5mo	$180,000	$127	50
1415 N Clinton Blvd	0.74mi	3/1.0 (+1)	1,672 (+6%)	1mo	$226,000	$135	50
1317 N Clinton Blvd	0.71mi	2/1.5	1,696 (+8%)	4mo	$172,000	$101	49

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,192
• Equity at exit: $23,111

10-year hold

• IRR: 8.9%
• Equity multiple: 1.77×
• Total profit: $33,282
• Equity at exit: $13,402

Cash invested: $43,400 (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 61701

• Rents YoY: 5.6%
• Active inventory: 88
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$813
• Tax from tax record: −$265 /mo · $3,185/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $223

Break-even live

Break-even rent $1,447

Max offer price $155,000

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 N Madison St Bloomington, IL	3.0	2.0	1603	$1,950	$1.22	20d	1	0.10mi
507 E Graham St Bloomington, IL	3.0	1.5	1300	$1,900	$1.46	43d	1	0.53mi
318 E Locust St Apt A Bloomington, IL	3.0	2.0	1200	$3,000	$2.50	43d	1	0.53mi
304 Turnberry Dr Bloomington, IL	2.0–3.0	1.0–2.0	1032	$1,299	$1.26	20d	4	1.01mi
1110 E Jefferson St Unit 16 Bloomington, IL	3.0	1.5	1476	$1,675	$1.13	43d	1	1.30mi
3 Stortz Dr Bloomington, IL	2.0	2.0	1200	$1,350	$1.12	43d	2	1.40mi
1234 E Empire St Bloomington, IL	2.0	2.0	1240	$1,999	$1.61	43d	1	1.40mi

Listing history 4 events

1. 2026-06-19
   days on market $155,000 Active 3 DOM
2. 2026-06-18
   days on market $155,000 Active 2 DOM
3. 2026-06-17
   remarks 536-char remark
4. 2026-06-17
   listed $155,000 Active 1 DOM

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

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $3,185 · $265/mo
• Projected year-2 tax: $3,352 · $279/mo
• Expected delta: +$167/yr (+$14/mo · 5.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥105°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,750
• − Mortgage interest: −$8,682
• − Property taxes: −$3,185
• − Insurance: −$775
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$4,509
• Taxable income: $278
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $2,611/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

+58.2% since first listed

2 events — show timeline

• 2026-06-16 Listed $155,000 ForSaleByOwner.com
• 2012-05-23 Sold (Public Records) $98,000 Public Records

Property tax history

+3.5%/yr

Latest (2024): $3,185 · +17.7% YoY. Source: county tax records.