106 S Liberty St · Plymouth, IL 62367

$65,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 119 Days on market

Built 2013 0.99 ac lot Est $73k · 11% under

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Why this score? — see what drove the B+ 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 +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

CHECK OUT THIS THREE BEDROOM/TWO BATH HOME LOCATED ON THREE LOTS! THIS HOME FEATURES A SPLIT BEDROOM PLAN THAT HAS A PRIMARY BEDROOM WITH EN SUITE BATH AND WALK IN CLOSET, AN OPEN LIVING ROOM KITCHEN AREA AND A DETACHED GARAGE. AND AS AN ADDED BONUS, THIS HOME HAS A GENERATOR FOR YOUR PEACE OF MIND. THIS COULD BE YOUR DREAM! CALL FOR YOUR PRIVATE SHOWING.

Key facts

• Split bedroom plan
• Walk in closet
• Detached garage

Tags

• SPLIT BEDROOM PLAN
• WALK IN CLOSET
• OPEN LIVING ROOM KITCHEN AREA
• DETACHED GARAGE
• GENERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#626 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime D-.
• Southeastern CUSD 337 (rural): math 20% / reading 26% proficiency, ranked #375 of 620 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (2.8% local appreciation)).
• Hancock County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 13.57%
• Cash-on-cash: 25.99%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $72,960
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 W Summer St	0.04mi	2/1.0 (-1)	1,326 (+9%)	19mo	$80,000	$60	58
311 S Charles	0.26mi	2/1.0 (-1)	1,096 (-10%)	14mo	$65,000	$59	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.77×
• Total profit: $32,287
• Equity at exit: $28,539

10-year hold

• IRR: 32.2%
• Equity multiple: 5.43×
• Total profit: $80,569
• Equity at exit: $43,454

Cash invested: $18,200 (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 62367

• Home prices YoY: 3.3%
• Active inventory: 3
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $394

Break-even live

Break-even rent $530

Max offer price $65,000

Occupancy floor 57%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-07
   status $65,000 Pending 119 DOM
2. 2026-06-05
   days on market $65,000 Active 119 DOM
3. 2026-06-04
   days on market $65,000 Active 117 DOM
4. 2026-06-02
   days on market $65,000 Active 116 DOM
5. 2026-06-01
   days on market $65,000 Active 115 DOM
6. 2026-05-31
   days on market $65,000 Active 114 DOM
7. 2026-05-31
   days on market $65,000 Active 113 DOM
8. 2026-02-04
   listed $65,000 Active 357-char remark

   Show marketing remark (357 chars)

   CHECK OUT THIS THREE BEDROOM/TWO BATH HOME LOCATED ON THREE LOTS! THIS HOME FEATURES A SPLIT BEDROOM PLAN THAT HAS A PRIMARY BEDROOM WITH EN SUITE BATH AND WALK IN CLOSET, AN OPEN LIVING ROOM KITCHEN AREA AND A DETACHED GARAGE. AND AS AN ADDED BONUS, THIS HOME HAS A GENERATOR FOR YOUR PEACE OF MIND. THIS COULD BE YOUR DREAM! CALL FOR YOUR PRIVATE SHOWING.

9. 2024-06-18
   historical $1,400
10. 2024-06-14
    listed $1,400

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $1,043 · $87/mo
• Expected delta: +$432/yr (+$36/mo · 70.7%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,351
• − Mortgage interest: −$3,641
• − Property taxes: −$611
• − Insurance: −$325
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$1,891
• Taxable income: $3,906
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $3,793/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: Southeastern CUSD 337
• NCES district ID: 1736610
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 26% ▼ -17.00%
• Median HH income: $44,674
• Composite: 19.87/100
• National rank: #8690
• State rank: #375 of 620 in IL

Livability — Plymouth

• Score: 65/100
• State rank: #626
• US rank: #12787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plymouth, IL
• Population (ZIP): 1,268

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 17,042 people
• By 2030: 16,056 · -5.8%
• By 2040: 13,912 · -18.4%
• By 2050: 11,879 · -30.3%
• By 2075: 8,302 · -51.3%
• By 2100: 5,846 · -65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1% Asian 1% Black 1%
• Common ancestry: Iranian 5% Slovak 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -39.2pp toward R · 2008: -10.8pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.9 2016: R+50.8 2012: R+19.0 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.81%
• Current HPI: 88.2764
• 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

+4542.9% since first listed

3 events — show timeline

• 2026-02-04 Listed $65,000 IAR
• 2024-06-18 Rental Removed $1,400 Avail
• 2024-06-14 Listed for Rent $1,400 Avail

Property tax history

-4.0%/yr

Latest (2024): $611 · -1.4% YoY. Source: county tax records.