310 N 1st St · Fairbury, IL 61739

$85,000

1 bd · 1.0 ba · 1,086 sqft · SingleFamily public records · 75 Days on market

Built 1890 10,500 sqft lot $78/sqft · 34% below area Est $128k · 34% 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 +18.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.7/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.1/10.0

Listing remarks MLS

Investor alert at a great price. This corner lot residence is going to make a nice rebuild or flip home. Inside you'll find a bedroom and bath on the first floor and a bedroom with a bonus room upstairs. Beautiful brick custom fireplace in the living room. Galley style kitchen and large dining room area. Appliances stay with the home. The home has a newer roof and siding along with a newer furnace and updated wiring. You'll also love the large 27 x 34 garage attached with plenty of room for cars, a golf cart and entertainment. This home is sitting on a double corner lot. Also included is a 10 x 16 steel garden shed. Home is being sold as is.

Key facts

• Large dining room
• Newer furnace
• Newer roof

Tags

• CORNER LOT
• BRICK CUSTOM FIREPLACE
• GALLEY STYLE KITCHEN
• LARGE DINING ROOM
• NEWER ROOF
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $78 ($932/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#176 in IL, #3,357 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Prairie Central CUSD 8 (rural): math 32% / reading 32% proficiency, ranked #223 of 620 in IL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 35 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $85k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.11% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 7.5

CMA / ARV

• ARV (median comp): $128,009
• List price: $85,000
• Delta: -33.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 W Walnut St	0.30mi	2/1.0 (+1)	1,024 (-6%)	6mo	$38,000	$37	66
205 E Hickory St	0.29mi	2/1.0 (+1)	1,152 (+6%)	12mo	$92,600	$80	61
505 E Locust St	0.59mi	2/1.0 (+1)	1,200 (+10%)	14mo	$144,000	$120	39

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-8,763
• Equity at exit: $12,674

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,000
• Equity at exit: $7,349

Cash invested: $23,800 (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 61739

• Home prices YoY: -2.3%
• Active inventory: 17
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $78

Break-even live

Break-even rent $847

Max offer price $85,000

Occupancy floor 87%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 75 DOM
2. 2026-06-17
   days on market $85,000 Active 74 DOM
3. 2026-06-16
   days on market $85,000 Active 73 DOM
4. 2026-06-15
   days on market $85,000 Active 72 DOM
5. 2026-06-13
   days on market $85,000 Active 70 DOM
6. 2026-06-12
   days on market $85,000 Active 69 DOM
7. 2026-06-09
   days on market $85,000 Active 66 DOM
8. 2026-06-08
   days on market $85,000 Active 65 DOM
9. 2026-06-07
   days on market $85,000 Active 64 DOM
10. 2026-06-05
    days on market $85,000 Active 62 DOM
11. 2026-06-04
    days on market $85,000 Active 60 DOM
12. 2026-06-02
    days on market $85,000 Active 59 DOM
13. 2026-06-01
    days on market $85,000 Active 58 DOM
14. 2026-05-31
    days on market $85,000 Active 57 DOM
15. 2026-05-31
    days on market $85,000 Active 56 DOM
16. 2026-04-24
    price $99,900 658-char remark

    Show marketing remark (658 chars)

    Investor alert at a great price. This corner lot residence is going to make a nice rebuild or flip home. Inside you'll find a bedroom and bath on the first floor and a bedroom with a bonus room upstairs. Beautiful brick custom fireplace in the living room. Galley style kitchen and large dining room area. Appliances stay with the home. The home has a newer roof and siding along with a newer furnace and updated wiring. You'll also love the large 27 x 34 garage attached with plenty of room for cars, a golf cart and entertainment. This home is sitting on a double corner lot. Also included is a 10 x 16 steel garden shed. Home is being sold as is.

17. 2026-04-03
    listed $110,000 Active 658-char remark

    Show marketing remark (658 chars)

    Investor alert at a great price. This corner lot residence is going to make a nice rebuild or flip home. Inside you'll find a bedroom and bath on the first floor and a bedroom with a bonus room upstairs. Beautiful brick custom fireplace in the living room. Galley style kitchen and large dining room area. Appliances stay with the home. The home has a newer roof and siding along with a newer furnace and updated wiring. You'll also love the large 27 x 34 garage attached with plenty of room for cars, a golf cart and entertainment. This home is sitting on a double corner lot. Also included is a 10 x 16 steel garden shed. Home is being sold as is.

18. 2004-12-09
    soldstatus $26,000
19. 2004-10-30
    historical
20. 2004-06-01
    listed

ⓘ 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: $2,251 · $188/mo
• Projected year-2 tax: $2,251 · $188/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $11,338
• − Mortgage interest: −$4,761
• − Property taxes: −$2,251
• − Insurance: −$425
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$2,473
• Taxable loss: −$386
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $1,025/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: Prairie Central CUSD 8
• NCES district ID: 1700005
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $52,909
• Composite: 28.15/100
• National rank: #6814
• State rank: #223 of 620 in IL

Livability — Fairbury

• Score: 76/100
• State rank: #176
• US rank: #3357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairbury, IL
• Population (ZIP): 4,673

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Black 1%
• Common ancestry: Romanian 2% Iranian 2% German 1%
• Foreign-born: 1% · Canada

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: ▼ -5.83%
• Current HPI: 251.2057
• 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

+284.2% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $99,900 MRED as Distributed by MLS Grid
• 2026-04-03 Listed $110,000 MRED as Distributed by MLS Grid
• 2004-12-09 Sold (Public Records) $26,000 Public Records
• 2004-10-30 Listing Removed — MRED as Distributed by MLS Grid
• 2004-06-01 Listed — MRED as Distributed by MLS Grid

Property tax history

+11.4%/yr

Latest (2024): $2,251 · +7.9% YoY. Source: county tax records.