839 E State Route 96 · Lomax, IL 61454

$80,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 130 Days on market

Built 1979 $95/sqft · 52% above area

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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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Three-bedroom, one-bath home located in Lomax, IL, currently tenant occupied and generating rental income. The property offers a straightforward layout suitable for long-term tenancy or future owner occupancy, subject to lease terms. Positioned in a quiet small-town setting with convenient access to surrounding communities. This is an opportunity for investors seeking an affordable entry point or to add to an existing portfolio. Interior details and recent updates are limited; property is being sold as-is. Please allow appropriate notice for showings.

Key facts

• Built 1979
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,040 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Illini West H S District 307 (town): math 25% / reading 25% proficiency, ranked #611 of 919 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 5 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Henderson County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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: 1.20% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (median comp): $52,547
• List price: $80,000
• Delta: 52.24%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Aviston St	0.23mi	2/1.0 (-1)	929 (+11%)	2mo	$57,000	$61	65

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: 19.0%
• Equity multiple: 2.08×
• Total profit: $24,197
• Equity at exit: $35,971

10-year hold

• IRR: 20.3%
• Equity multiple: 3.94×
• Total profit: $65,748
• Equity at exit: $55,436

Cash invested: $22,400 (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 61454

• Active inventory: 3
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $229

Break-even live

Break-even rent $672

Max offer price $80,000

Occupancy floor 71%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $80,000 Active 130 DOM
2. 2026-06-18
   days on market $80,000 Active 129 DOM
3. 2026-06-17
   days on market $80,000 Active 128 DOM
4. 2026-06-16
   days on market $80,000 Active 127 DOM
5. 2026-06-15
   days on market $80,000 Active 126 DOM
6. 2026-06-13
   days on market $80,000 Active 124 DOM
7. 2026-06-12
   days on market $80,000 Active 123 DOM
8. 2026-06-09
   days on market $80,000 Active 120 DOM
9. 2026-06-08
   days on market $80,000 Active 119 DOM
10. 2026-06-07
    days on market $80,000 Active 118 DOM
11. 2026-06-07
    days on market $80,000 Active 117 DOM
12. 2026-06-05
    days on market $80,000 Active 116 DOM
13. 2026-06-03
    days on market $80,000 Active 114 DOM
14. 2026-06-02
    days on market $80,000 Active 113 DOM
15. 2026-06-01
    days on market $80,000 Active 112 DOM
16. 2026-05-31
    days on market $80,000 Active 111 DOM
17. 2026-05-30
    days on market $80,000 Active 110 DOM
18. 2026-02-10
    listed $80,000 Active 557-char remark

    Show marketing remark (557 chars)

    Three-bedroom, one-bath home located in Lomax, IL, currently tenant occupied and generating rental income. The property offers a straightforward layout suitable for long-term tenancy or future owner occupancy, subject to lease terms. Positioned in a quiet small-town setting with convenient access to surrounding communities. This is an opportunity for investors seeking an affordable entry point or to add to an existing portfolio. Interior details and recent updates are limited; property is being sold as-is. Please allow appropriate notice for showings.

19. 2002-03-01
    soldstatus $55,000

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$440/yr (+$37/mo · 46.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,537
• − Mortgage interest: −$4,481
• − Property taxes: −$937
• − Insurance: −$400
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$2,327
• Taxable income: $1,546
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,372/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: Illini West H S District 307
• NCES district ID: 1701384
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $47,745
• Composite: 24.88/100
• National rank: #12997
• State rank: #611 of 919 in IL

Livability — Lomax

• Score: 59/100
• State rank: #1040
• US rank: #19897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lomax, IL
• Population (ZIP): 453

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 6,231 people
• By 2030: 5,815 · -6.7%
• By 2040: 5,016 · -19.5%
• By 2050: 4,310 · -30.8%
• By 2075: 3,166 · -49.2%
• By 2100: 2,285 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 4% Iranian 3% Lithuanian 3%
• Languages at home: 96% English-only · German/W. Germanic 1%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+38.8) · D 29.6% · R 68.4% · Other 1.9%
• 2008→2024 swing: -56.5pp toward R · 2008: 17.7pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+33.0 2016: R+28.8 2012: D+12.3 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+45.5% since first listed

2 events — show timeline

• 2026-02-10 Listed $80,000 IAR
• 2002-03-01 Sold (Public Records) $55,000 Public Records

Property tax history

+7.1%/yr

Latest (2024): $937 · +3.6% YoY. Source: county tax records.