133 N Olive St · Williamsfield, IL 61489

$86,000

2 bd · 1.0 ba · 924 sqft · Other public records · 98 Days on market

Built 1921 0.25 ac lot $93/sqft · 8% below area Est $94k · 8% under

---

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 +15.3/30.0
• ARV discount +11.1/15.0
• Appreciation +7.2/10.0
• 1% rule +5.2/10.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Experience the best of small-town living in this inviting 2 bedroom home, situated on expansive lot an easy walk to Williamsfield School. Inside, you’re greeted by a bright and airy atmosphere featuring a large living and dining room combo designed for easy entertaining. The convenience of a main-floor laundry/mudroom makes daily chores a breeze and leads directly to a massive deck overlooking spacious yard. Both bedrooms with original hardwood floors share a functional Jack & Jill bathroom. The full basement is a blank canvas with a ton of potential to "make it yours." It features an existing shower and sink plus direct access to the attached garage. With plenty of space to improve both inside and out, this home is ready for your personal touch!

Key facts

• Expansive lot
• Spacious yard
• Full basement

Tags

• EXPANSIVE LOT
• MAIN-FLOOR LAUNDRY
• MASSIVE DECK
• SPACIOUS YARD
• ORIGINAL HARDWOOD FLOORS
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $86k.

Deal economics

• At list price, monthly cash flow is $31 ($378/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($877 rent vs $86k).
• Recommended offer: $78k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#591 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D+, amenities F, commute F.
• Williamsfield CUSD 210 (rural): math 40% / reading 50% proficiency, ranked #225 of 919 in IL (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($595 loan paydown + $4k appreciation (4.4% local appreciation)).
• Knox County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $86k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,260 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (median comp): $93,518
• List price: $86,000
• Delta: -8.04%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

4.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.79×
• Total profit: $18,992
• Equity at exit: $45,661

10-year hold

• IRR: 14.0%
• Equity multiple: 3.38×
• Total profit: $57,264
• Equity at exit: $76,372

Cash invested: $24,080 (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 61489

• Home prices YoY: 3.4%
• Active inventory: 2
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $31

Break-even live

Break-even rent $838

Max offer price $86,000

Occupancy floor 91%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $86,000 Active 98 DOM
2. 2026-06-17
   days on market $86,000 Active 97 DOM
3. 2026-06-16
   days on market $86,000 Active 96 DOM
4. 2026-06-15
   days on market $86,000 Active 95 DOM
5. 2026-06-13
   days on market $86,000 Active 93 DOM
6. 2026-06-12
   days on market $86,000 Active 92 DOM
7. 2026-06-09
   days on market $86,000 Active 89 DOM
8. 2026-06-08
   days on market $86,000 Active 88 DOM
9. 2026-06-07
   days on market $86,000 Active 87 DOM
10. 2026-06-05
    days on market $86,000 Active 85 DOM
11. 2026-06-04
    days on market $86,000 Active 83 DOM
12. 2026-06-02
    days on market $86,000 Active 82 DOM
13. 2026-06-01
    days on market $86,000 Active 81 DOM
14. 2026-05-31
    days on market $86,000 Active 80 DOM
15. 2026-05-31
    days on market $86,000 Active 79 DOM
16. 2026-03-12
    listed $92,500 Active 776-char remark

    Show marketing remark (776 chars)

    Experience the best of small-town living in this inviting 2 bedroom home, situated on expansive lot an easy walk to Williamsfield School. Inside, you’re greeted by a bright and airy atmosphere featuring a large living and dining room combo designed for easy entertaining. The convenience of a main-floor laundry/mudroom makes daily chores a breeze and leads directly to a massive deck overlooking spacious yard. Both bedrooms with original hardwood floors share a functional Jack & Jill bathroom. The full basement is a blank canvas with a ton of potential to "make it yours." It features an existing shower and sink plus direct access to the attached garage. With plenty of space to improve both inside and out, this home is ready for your personal touch!

17. 2016-11-18
    soldstatus $28,500 584-char remark

    Show marketing remark (584 chars)

    This 2BR, 2BA home has lots of character with it's updated kitchen, natural woodwork, hardwood floors under the carpet, and much more. Living room/dining room combo, plus kitchen, mud room, 2 bedrooms and a full bath in between make up the main floor. The basement includes another 3/4 bath, laundry hookups, lots of storage, and access to the attached garage. The front of the home boasts a front porch while a sliding door out of the mudroom leads to a large back deck. Replacement windows, GFI outlets in kitchen, newer appliances. Many possibilities with this one. Don't miss out!

18. 2016-09-22
    listed $29,900 584-char remark

    Show marketing remark (584 chars)

    This 2BR, 2BA home has lots of character with it's updated kitchen, natural woodwork, hardwood floors under the carpet, and much more. Living room/dining room combo, plus kitchen, mud room, 2 bedrooms and a full bath in between make up the main floor. The basement includes another 3/4 bath, laundry hookups, lots of storage, and access to the attached garage. The front of the home boasts a front porch while a sliding door out of the mudroom leads to a large back deck. Replacement windows, GFI outlets in kitchen, newer appliances. Many possibilities with this one. Don't miss out!

19. 2008-09-26
    soldstatus $80,000

ⓘ 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: $2,098 · $175/mo
• Projected year-2 tax: $2,098 · $175/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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,528
• − Mortgage interest: −$4,817
• − Property taxes: −$2,098
• − Insurance: −$430
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$2,502
• Taxable loss: −$1,003
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $619/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: Williamsfield CUSD 210
• NCES district ID: 1742450
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $54,302
• Composite: 41.25/100
• National rank: #7383
• State rank: #225 of 919 in IL

Livability — Williamsfield

• Score: 66/100
• State rank: #591
• US rank: #12269

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsfield, IL
• Population (ZIP): 743

Population outlook (Knox County) Hauer SSP2

• Today (2025): 48,224 people
• By 2030: 46,333 · -3.9%
• By 2040: 42,424 · -12.0%
• By 2050: 38,929 · -19.3%
• By 2075: 31,523 · -34.6%
• By 2100: 24,092 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 9% Two or more races 2%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Knox

• 2024 margin: Lean R (+9.4) · D 44.4% · R 53.7% · Other 1.9%
• 2008→2024 swing: -29.3pp toward R · 2008: 19.9pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.6 2016: R+3.3 2012: D+17.1 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.41%
• Current HPI: 136.0758
• 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

+15.6% since first listed

4 events — show timeline

• 2026-03-12 Listed $92,500 RMLSA as Distributed by MLS Grid
• 2016-11-18 Sold (MLS) $28,500 RMLSA as Distributed by MLS Grid
• 2016-09-22 Listed $29,900 RMLSA as Distributed by MLS Grid
• 2008-09-26 Sold (Public Records) $80,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $2,098 · +3.7% YoY. Source: county tax records.