105 W Columbus St · Sibley, IL 61773

$55,000

3 bd · 1.0 ba · 890 sqft · Other public records · 37 Days on market

Built 1946 0.85 ac lot $62/sqft · 23% below area Est $72k · 23% under

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.85 acre lot
• 2 parking spots
• Built 1946

Property features AI

Finance

• Other: Fee simple ownership; Property not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: 2 owned parking spaces
• Utilities: Public water; Septic tank sewer
• Home design: Detached single-family home; One-story layout; Estimated living area about 890 total finished square feet; Total finished/unfinished area about 1,086
• Construction: Built approximately 71–80 years ago; Wood siding exterior; Unfinished basement (196 sq ft); Built before 1978
• Exterior features: Approximately 0.5–0.99 acre lot; Lot dimensions about 150 x 248; Lot size per county records

Interior

• Kitchen: Kitchen on the main level (approx. 12 x 14)
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level
• Flooring: Hardwood flooring in dining room; Carpet in living room
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Window air conditioning unit(s)
• Interior features: 5 total rooms; Unfinished partial basement with crawl space
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,053 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime D-.
• Gibson City-Melvin-Sibley CUSD 5 (town): math 26% / reading 36% proficiency, ranked #242 of 620 in IL (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 10 units permitted in Ford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($380 loan paydown + $2k appreciation (4.3% local appreciation)).
• Ford County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.94% ✓
• Cap rate: 15.31%
• Cash-on-cash: 32.20%
• DSCR: 2.43
• GRM: 4.3

CMA / ARV

• ARV (median comp): $71,608
• List price: $55,000
• Delta: -23.19%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

4.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 3.39×
• Total profit: $36,868
• Equity at exit: $28,853

10-year hold

• IRR: 38.8%
• Equity multiple: 6.84×
• Total profit: $89,909
• Equity at exit: $47,979

Cash invested: $15,400 (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 61773

• Home prices YoY: 2.9%
• Active inventory: 2
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $413

Break-even live

Break-even rent $543

Max offer price $55,000

Occupancy floor 56%

Sensitivity live

Price	-10% $444	-5% $429	+0% $413	+5% $398	+10% $382
Rent	-10% $329	-5% $371	+0% $413	+5% $455	+10% $497
Rate	-1.0pp $441	-0.5pp $427	base $413	+0.5pp $399	+1.0pp $385

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $55,000 Active 37 DOM
2. 2026-06-18
   days on market $55,000 Active 35 DOM
3. 2026-06-17
   days on market $55,000 Active 34 DOM
4. 2026-06-16
   days on market $55,000 Active 33 DOM
5. 2026-06-15
   days on market $55,000 Active 32 DOM
6. 2026-06-13
   days on market $55,000 Active 30 DOM
7. 2026-06-12
   days on market $55,000 Active 29 DOM
8. 2026-06-09
   days on market $55,000 Active 26 DOM
9. 2026-06-08
   days on market $55,000 Active 25 DOM
10. 2026-06-07
    days on market $55,000 Active 24 DOM
11. 2026-06-04
    days on market $55,000 Active 20 DOM
12. 2026-06-02
    days on market $55,000 Active 19 DOM
13. 2026-06-01
    days on market $55,000 Active 18 DOM
14. 2026-05-31
    days on market $55,000 Active 17 DOM
15. 2026-05-31
    days on market $55,000 Active 16 DOM
16. 2026-05-14
    listed $55,000 Active 532-char remark

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥103°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,788
• − Mortgage interest: −$3,081
• − Property taxes: −$1,407
• − Insurance: −$275
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$1,600
• Taxable income: $4,379
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $3,908/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: Gibson City-Melvin-Sibley CUSD 5
• NCES district ID: 1700041
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 36% ▼ -12.00%
• Median HH income: $46,998
• Composite: 26.71/100
• National rank: #7150
• State rank: #242 of 620 in IL

Livability — Sibley

• Score: 59/100
• State rank: #1053
• US rank: #20142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sibley, IL
• Population (ZIP): 299

Population outlook (Ford County) Hauer SSP2

• Today (2025): 13,044 people
• By 2030: 12,607 · -3.4%
• By 2040: 11,716 · -10.2%
• By 2050: 10,836 · -16.9%
• By 2075: 9,328 · -28.5%
• By 2100: 7,803 · -40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Portuguese 2% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Ford

• 2024 margin: Solid R (+47.9) · D 25.1% · R 73.0% · Other 1.9%
• 2008→2024 swing: -18.9pp toward R · 2008: -29.0pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+47.3 2016: R+48.7 2012: R+42.9 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.30%
• Current HPI: 152.5973
• 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

• 2026-05-14 Listed $55,000 MRED as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2024): $1,407 · +17.1% YoY. Source: county tax records.