1210 N Madison St · Bloomington, IL 61701

$109,000

2 bd · 1.0 ba · 2,244 sqft · SingleFamily · 26 Days on market

Built 1910 5,680 sqft lot Est $200k · 45% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

A bungalow that feels like home the moment you step inside. This 2-bedroom, 1-bath classic sits in one of Bloomington's most convenient pockets - just minutes from both Illinois State University and Illinois Wesleyan University, making it a smart play for owner-occupants, university staff, faculty, or investors looking for a strong rental footprint in a proven student-and-professional corridor. Step through the door and the character speaks first. Beautiful hardwood floors run through the spacious living and dining rooms, where classic wooden pillars frame the space and give the home its signature warmth. It's the kind of detail you don't find in new construction - and the kind that buyers

Key facts

• Inviting front porch
• Main floor laundry
• Hardwood floors

Tags

• HARDWOOD FLOORS
• FLOOR TO CEILING CABINETRY
• MAIN FLOOR LAUNDRY
• INVITING FRONT PORCH
• NEARLY FULLY FENCED BACKYARD
• OVERSIZED GARAGE

Property features AI

Finance

• Financial info: Homeowner tax exemption noted
• HOA & community: No master association fee required; Paved streets in the neighborhood

Exterior

• Parking: Detached garage (1 garage space); Gravel parking; Garage owned
• Utilities: Public water; Public sewer; Electric service with circuit breakers and 100 Amp service
• Home design: Detached single-family home; One-story layout; Owned as fee simple; Home built over 100 years ago; Asphalt roof; Brick/mortar foundation; Vinyl siding
• Construction: Brick/mortar foundation; Vinyl siding construction; Asphalt roof; Built before 1978
• Exterior features: Front porch; Fenced yard; Lot dimensions approximately 55 x 103; Less than 0.25 acre

Interior

• Kitchen: Range; High-end refrigerator
• Bedrooms: Master bedroom on main level (10 x 11); Second bedroom on main level (9 x 10); Two additional bedroom spaces noted
• Flooring: Hardwood flooring in main living areas and bedrooms; Vinyl flooring in kitchen; Carpet in laundry room
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Separate dining room; Unfinished full basement; Curtains/drapes on laundry room window
• Laundry & utility: Main-level laundry (7 x 13); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 5.4% in Bloomington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#161 in IL, #2,987 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F.
• Bloomington SD 87 (urban): math 14% / reading 19% proficiency, ranked #476 of 620 in IL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bent Elem School (math 8% / reading 8%, grade F, #1,627 of 2,056 statewide, top 81%, 374 students, 0% FRL); Bloomington Jr High School (math 12% / reading 19%, grade F, #493 of 665 statewide, top 75%, 1,006 students, 0% FRL); Bloomington High School (math 27% / reading 33%, grade F, #179 of 693 statewide, top 27%, 1,503 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 92 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 247 units permitted in McLean County in 2024 (54 in 5+ unit buildings).
• This rent runs 38% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $109k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.66% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.41%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $199,716
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 N Madison St	0.20mi	3/2.0 (+1)	2,125 (-5%)	5mo	$70,000	$33	68
503 E Chestnut St	0.58mi	2/2.5	2,349 (+5%)	1mo	$239,900	$102	58
1411 Fell Ave	0.54mi	3/1.0 (+1)	2,160 (-4%)	7mo	$250,000	$116	57
507 N Lee St	0.50mi	3/2.5 (+1)	2,318 (+3%)	6mo	$205,000	$88	55
305 E Chestnut St	0.45mi	2/1.0	1,907 (-15%)	3mo	$192,500	$101	52
1404 Fell Ave	0.51mi	3/2.0 (+1)	2,130 (-5%)	10mo	$215,000	$101	50
710 W Jefferson St	0.72mi	2/1.0	2,090 (-7%)	10mo	$55,000	$26	47
1006 N Morris Ave	0.60mi	2/1.0	1,928 (-14%)	4mo	$172,000	$89	46
1406 Fell Ave	0.51mi	3/2.0 (+1)	2,021 (-10%)	8mo	$248,000	$123	44
807 N Western Ave	0.69mi	2/1.5	1,985 (-12%)	9mo	$76,000	$38	39
1205 N Clinton Blvd	0.61mi	3/1.5 (+1)	2,520 (+12%)	11mo	$210,000	$83	35
1304 W Chestnut St	0.74mi	3/1.0 (+1)	1,960 (-13%)	9mo	$75,000	$38	32

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 · 5.6% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.14×
• Total profit: $34,820
• Equity at exit: $16,252

10-year hold

• IRR: 35.7%
• Equity multiple: 4.69×
• Total profit: $112,653
• Equity at exit: $9,424

Cash invested: $30,520 (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 61701

• Rents YoY: 5.6%
• Active inventory: 92
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,813 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $748

Break-even live

Break-even rent $866

Max offer price $109,000

Occupancy floor 54%

Sensitivity live

Price	-10% $810	-5% $779	+0% $748	+5% $717	+10% $686
Rent	-10% $605	-5% $676	+0% $748	+5% $819	+10% $891
Rate	-1.0pp $803	-0.5pp $776	base $748	+0.5pp $720	+1.0pp $691

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 N Madison St Bloomington, IL	3.0	2.0	1603	$1,950	$1.22	23d	1	0.08mi
501 E Emerson St Bloomington, IL	3.0	1.5	2825	$2,500	$0.88	45d	1	0.55mi
1110 E Jefferson St Unit 16 Bloomington, IL	3.0	1.5	1476	$1,675	$1.13	45d	1	1.24mi
1 Uptown Cir Normal, IL	1.0–3.0	1.0–2.0	1564	$3,625	$2.32	45d	4	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $109,000 Active 26 DOM
2. 2026-06-19
   days on market $109,000 Active 24 DOM
3. 2026-06-18
   days on market $109,000 Active 23 DOM
4. 2026-06-17
   days on market $109,000 Active 22 DOM
5. 2026-06-16
   days on market $109,000 Active 21 DOM
6. 2026-06-15
   pricedays on market $109,000 Active 20 DOM
7. 2026-06-14
   days on market $115,000 Active 18 DOM
8. 2026-06-13
   days on market $115,000 Active 17 DOM
9. 2026-06-10
   days on market $115,000 Active 15 DOM
10. 2026-06-09
    days on market $115,000 Active 14 DOM
11. 2026-06-08
    days on market $115,000 Active 13 DOM
12. 2026-06-07
    days on market $115,000 Active 12 DOM
13. 2026-06-03
    days on market $115,000 Active 8 DOM
14. 2026-06-02
    days on market $115,000 Active 7 DOM
15. 2026-06-01
    days on market $115,000 Active 6 DOM
16. 2026-05-31
    days on market $115,000 Active 5 DOM
17. 2026-05-30
    days on market $115,000 Active 4 DOM
18. 2026-05-26
    listed $115,000 Active
19. 2019-10-24
    soldstatus $41,000
20. 2004-12-01
    soldstatus $57,000

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $1,641 · $137/mo
• Expected delta: +$834/yr (+$69/mo · 103.3%)

ⓘ 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 · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,754
• − Mortgage interest: −$6,106
• − Property taxes: −$807
• − Insurance: −$545
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$3,171
• Taxable income: $7,645
• Est. tax owed @ 24.0%: −$1,835
• After-tax cash flow: $7,140/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: Bloomington SD 87
• NCES district ID: 1706480
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $50,544
• Composite: 15.05/100
• National rank: #9351
• State rank: #476 of 620 in IL

Livability — Bloomington

• Score: 77/100
• State rank: #161
• US rank: #2987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomington, IL
• County: McLean County · 126,490 people
• City population: 72,415
• Metro: Bloomington, IL
• Population (ZIP): 35,136
• Household income: $57,130
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1493.0

Population outlook (McLean County) Hauer SSP2

• Today (2025): 176,468 people
• By 2030: 178,002 · +0.9%
• By 2040: 178,592 · +1.2%
• By 2050: 177,090 · +0.4%
• By 2075: 173,224 · -1.8%
• By 2100: 158,425 · -10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Two or more races 9% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 6% · Canada, Philippines, Vietnam
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · McLean

• 2024 margin: Toss-up / Even · D 51.6% · R 46.8% · Other 1.6%
• 2008→2024 swing: +3.7pp toward D · 2008: 1.2pp · 2024: 4.9pp
• All cycles: 2024: D+4.9 2020: D+3.9 2016: R+1.5 2012: R+11.1 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.13%
• Current HPI: 172.3659
• Rent YoY: ▲ 5.60%
• Metro: Bloomington, IL
• 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

+101.8% since first listed

3 events — show timeline

• 2026-05-26 Listed $115,000 MRED as Distributed by MLS Grid
• 2019-10-24 Sold (Public Records) $41,000 Public Records
• 2004-12-01 Sold (Public Records) $57,000 Public Records

Property tax history

+2.8%/yr

Latest (2023): $807 · +2.6% YoY. Source: county tax records.