108 N Poplar St · Cambridge, IL 61238

$129,000

3 bd · 1.0 ba · 1,688 sqft · SingleFamily public records

Built 1917 Est $150k · 14% 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 +14.3/30.0
• ARV discount +13.9/15.0
• Appreciation +9.2/10.0
• 1% rule +5.2/10.0
• DSCR +4.3/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lovely Remodeled 3 Bedroom/2 Bath Home! Large Kitchen complete with vaulted ceilings and hickory cabinets. Main Floor Master Bedroom & Laundry Room. Rustic accents, solid oak interior doors, Oversize heated garage w/ finished game room, large shed. Call Today to Schedule a Showing!

Key facts

• 2 garage spots
• Built 1917

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $23 ($277/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).

Location & tenants

• Location reads 66/100 on livability (#584 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Cambridge CUSD 227 (rural): math 28% / reading 37% proficiency, ranked #215 of 620 in IL (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 32 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($892 loan paydown + $11k appreciation (8.3% local appreciation)).
• Henry County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $150,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 N Poplar St	0.00mi	3/2.0	1,688 (0%)	5mo	$128,500	$76	92
410 E North St	0.23mi	4/1.5 (+1)	1,456 (-14%)	2mo	$119,900	$82	58
204 W Locust St	0.52mi	3/1.5	1,488 (-12%)	4mo	$110,000	$74	51
316 W North St	0.68mi	3/1.5	1,836 (+9%)	2mo	$190,000	$103	50
419 N Main St	0.69mi	3/1.0	1,599 (-5%)	12mo	$145,000	$91	49
315 N East St	0.53mi	3/2.0	1,472 (-13%)	5mo	$12,250	$8	45
212 S East St	0.53mi	4/1.5 (+1)	1,524 (-10%)	11mo	$136,000	$89	43
314 W Locust St	0.64mi	3/1.5	1,900 (+13%)	7mo	$129,900	$68	42
315 W Locust St	0.64mi	4/1.0 (+1)	1,488 (-12%)	6mo	$75,000	$50	41
204 Maple St	0.44mi	4/3.0 (+1)	1,472 (-13%)	13mo	$200,000	$136	34
205 S West St	0.70mi	3/1.0	1,440 (-15%)	18mo	$130,000	$90	28
205 S West St	0.70mi	3/1.0	1,440 (-15%)	18mo	$130,000	$90	28

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

Projected returns pro-forma

8.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.59×
• Total profit: $57,526
• Equity at exit: $101,003

10-year hold

• IRR: 19.6%
• Equity multiple: 5.60×
• Total profit: $166,175
• Equity at exit: $203,420

Cash invested: $36,120 (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 61238

• Home prices YoY: 3.1%
• Active inventory: 15
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$285 /mo · $3,422/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $23

Break-even live

Break-even rent $1,285

Max offer price $129,000

Occupancy floor 93%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-01-21
   soldstatus $128,500
5. 2026-01-16
   soldstatus $128,500 Closed
6. 2026-01-16
   soldstatus $128,500 Closed
7. 2026-01-16
   soldstatus $128,500 Closed
8. 2026-01-16
   soldstatus $128,500 Closed
9. 2026-01-08
   status Pending
10. 2026-01-05
    historical
11. 2025-12-09
    status Pending
12. 2025-12-09
    historical
13. 2025-12-09
    historical
14. 2025-10-23
    price
15. 2025-08-07
    price
16. 2025-07-23
    status Active
17. 2025-07-09
    status Pending
18. 2025-06-27
    listed $129,000
19. 2025-06-27
    listed Active
20. 2021-10-15
    soldstatus $115,000 286-char remark

    Show marketing remark (286 chars)

    Lovely Remodeled 3 Bedroom/2 Bath Home! Large Kitchen complete with vaulted ceilings and hickory cabinets. Main Floor Master Bedroom & Laundry Room. Rustic accents, solid oak interior doors, Oversize heated garage w/ finished game room, large shed. Call Today to Schedule a Showing!

21. 2021-10-15
    soldstatus $115,000 286-char remark

    Show marketing remark (286 chars)

    Lovely Remodeled 3 Bedroom/2 Bath Home! Large Kitchen complete with vaulted ceilings and hickory cabinets. Main Floor Master Bedroom & Laundry Room. Rustic accents, solid oak interior doors, Oversize heated garage w/ finished game room, large shed. Call Today to Schedule a Showing!

22. 2021-08-06
    historical
23. 2021-08-06
    historical
24. 2021-08-06
    historical
25. 2021-08-06
    historical
26. 2021-05-15
    listed $118,000 286-char remark

    Show marketing remark (286 chars)

    Lovely Remodeled 3 Bedroom/2 Bath Home! Large Kitchen complete with vaulted ceilings and hickory cabinets. Main Floor Master Bedroom & Laundry Room. Rustic accents, solid oak interior doors, Oversize heated garage w/ finished game room, large shed. Call Today to Schedule a Showing!

27. 2021-05-15
    listed $118,000 286-char remark

    Show marketing remark (286 chars)

    Lovely Remodeled 3 Bedroom/2 Bath Home! Large Kitchen complete with vaulted ceilings and hickory cabinets. Main Floor Master Bedroom & Laundry Room. Rustic accents, solid oak interior doors, Oversize heated garage w/ finished game room, large shed. Call Today to Schedule a Showing!

28. 2017-12-07
    soldstatus $96,600
29. 2017-11-22
    soldstatus $96,500
30. 2017-11-22
    soldstatus $96,500
31. 2017-06-09
    listed $99,000
32. 2017-06-09
    listed $99,000

ⓘ 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: $3,422 · $285/mo
• Projected year-2 tax: $3,422 · $285/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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,775
• − Mortgage interest: −$7,226
• − Property taxes: −$3,422
• − Insurance: −$645
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,753
• Taxable loss: −$1,795
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $708/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: Cambridge CUSD 227
• NCES district ID: 1708160
• Math proficiency: 28% ▲ 4.00%
• Reading proficiency: 37% ▲ 10.00%
• Median HH income: $55,653
• Composite: 28.79/100
• National rank: #6663
• State rank: #215 of 620 in IL

Livability — Cambridge

• Score: 66/100
• State rank: #584
• US rank: #12167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, IL
• Population (ZIP): 2,705

Population outlook (Henry County) Hauer SSP2

• Today (2025): 47,376 people
• By 2030: 45,920 · -3.1%
• By 2040: 42,829 · -9.6%
• By 2050: 39,606 · -16.4%
• By 2075: 31,848 · -32.8%
• By 2100: 23,503 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2%
• Common ancestry: English 6% Scottish 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Henry

• 2024 margin: Strong R (+24.5) · D 36.8% · R 61.3% · Other 1.9%
• 2008→2024 swing: -32.2pp toward R · 2008: 7.7pp · 2024: -24.5pp
• All cycles: 2024: R+24.5 2020: R+21.4 2016: R+21.2 2012: D+3.1 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.34%
• Current HPI: 276.25
• 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

+29.8% since first listed

32 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-01-21 Sold (Public Records) $128,500 Public Records
• 2026-01-16 Sold (MLS) $128,500 MRED as Distributed by MLS Grid
• 2026-01-16 Sold (MLS) $128,500 MRED as Distributed by MLS Grid
• 2026-01-16 Sold (MLS) $128,500 MRED as Distributed by MLS Grid
• 2026-01-16 Sold (MLS) $128,500 MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-09 Pending — RMLSA as Distributed by MLS Grid
• 2025-12-09 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-09 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-23 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-08-07 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-23 Relisted — RMLSA as Distributed by MLS Grid
• 2025-07-09 Pending — RMLSA as Distributed by MLS Grid
• 2025-06-27 Listed — RMLSA as Distributed by MLS Grid
• 2025-06-27 Listed $129,000 MRED as Distributed by MLS Grid
• 2021-10-15 Sold (MLS) $115,000 RMLSA as Distributed by MLS Grid
• 2021-10-15 Sold (MLS) $115,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-05-15 Listed $118,000 RMLSA as Distributed by MLS Grid
• 2021-05-15 Listed $118,000 MRED as Distributed by MLS Grid
• 2017-12-07 Sold (Public Records) $96,600 Public Records
• 2017-11-22 Sold (MLS) $96,500 RMLSA as Distributed by MLS Grid
• 2017-11-22 Sold (MLS) $96,500 MRED as Distributed by MLS Grid
• 2017-06-09 Listed $99,000 RMLSA as Distributed by MLS Grid
• 2017-06-09 Listed $99,000 MRED as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2024): $3,422 · +2.1% YoY. Source: county tax records.