112 E Market St · Yates City, IL 61572

$104,000

3 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 12 Days on market

Built 1960 0.31 ac lot Est $154k · 32% 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 +24.3/30.0
• ARV discount +15.0/15.0
• Appreciation +8.9/10.0
• DSCR +7.8/10.0
• 1% rule +6.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

What a surprise. .. so much space with both a living room AND a family room which includes a wood burning fireplace plus sliders to the back yard. Large eat-in kitchen with cabinets galore & breakfast bar. Spacious attached garage has room to store all the extras. Main level utility closet is large enough for a full size washer/dryer. Enjoy the huge yard perfect for a fire pit and hanging out with friends. Home needs some updates and ready for your finishing touches. (Home sold AS IS-Appliances AS IS)

Key facts

• Living room
• Family room
• Eat-in kitchen

Tags

• LIVING ROOM
• FAMILY ROOM
• WOOD BURNING FIREPLACE
• SLIDERS TO THE BACK YARD
• EAT-IN KITCHEN
• BREAKFAST BAR

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1960 construction; One main living level with upper, lower and basement levels noted; Shingle roof; Crawl space basement
• Construction: Built in 1960
• Exterior features: Corner, level lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet in bedrooms, living spaces, family room, dining room, and kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Electric and forced air heating; Gas water heater
• Interior features: Ceiling fan(s); Family room fireplace with gas log; One fireplace total
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).

Location & tenants

• Location reads 60/100 on livability (#949 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities F.
• Farmington Central CUSD 265 (rural): math 23% / reading 29% proficiency, ranked #293 of 620 in IL (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Farmington Central Elem Sch (math 25% / reading 23%, grade F, #922 of 2,056 statewide, top 45%, 622 students, 0% FRL); Farmington Central Jr High Sch (math 24% / reading 36%, grade F, #246 of 665 statewide, top 38%, 262 students, 0% FRL); Farmington Central High Sch (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 375 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($719 loan paydown + $8k appreciation (7.8% 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 (7.8% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $104,000

Questions for the listing agent

1. Built in 1960 — 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. 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?
4. 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?
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: 1.17% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $153,920
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 S Kellogg St	0.19mi	3/1.0	1,296 (-12%)	1mo	$123,500	$95	70
111 E Ames St	0.24mi	3/1.0	1,304 (-12%)	2mo	$136,000	$104	67
496 Knox Hwy 18	0.47mi	3/2.0	1,475 (-0%)	21mo	$173,500	$118	56
307 N Kellogg St	0.29mi	3/2.0	1,680 (+14%)	16mo	$95,000	$57	46

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

Projected returns pro-forma

7.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.89×
• Total profit: $54,953
• Equity at exit: $77,636

10-year hold

• IRR: 23.8%
• Equity multiple: 6.14×
• Total profit: $149,559
• Equity at exit: $152,813

Cash invested: $29,120 (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 61572

• Home prices YoY: 5.2%
• Active inventory: 7
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$165 /mo · $1,980/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $210

Break-even live

Break-even rent $954

Max offer price $104,000

Occupancy floor 78%

Sensitivity live

Price	-10% $269	-5% $239	+0% $210	+5% $180	+10% $151
Rent	-10% $113	-5% $162	+0% $210	+5% $258	+10% $306
Rate	-1.0pp $262	-0.5pp $236	base $210	+0.5pp $183	+1.0pp $155

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $104,000 Active 12 DOM
2. 2026-06-21
   days on market $104,000 Active 11 DOM
3. 2026-06-18
   days on market $104,000 Active 9 DOM
4. 2026-06-17
   days on market $104,000 Active 8 DOM
5. 2026-06-16
   days on market $104,000 Active 7 DOM
6. 2026-06-15
   days on market $104,000 Active 6 DOM
7. 2026-06-13
   days on market $104,000 Active 4 DOM
8. 2026-06-12
   days on market $104,000 Active 3 DOM
9. 2026-06-09
   remarks 508-char remark
10. 2026-06-09
    listed $104,000 Active 1 DOM

ⓘ 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: $1,980 · $165/mo
• Projected year-2 tax: $2,171 · $181/mo
• Expected delta: +$190/yr (+$16/mo · 9.6%)

ⓘ 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 ≥104°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: $14,637
• − Mortgage interest: −$5,826
• − Property taxes: −$1,980
• − Insurance: −$520
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$3,025
• Taxable income: $943
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $2,292/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: Farmington Central CUSD 265
• NCES district ID: 1700044
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $54,785
• Composite: 23.33/100
• National rank: #7914
• State rank: #293 of 620 in IL

Livability — Yates City

• Score: 60/100
• State rank: #949
• US rank: #18574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yates City, IL
• Population (ZIP): 916

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 (94%)
• Race & ethnicity: White 94% Black 2% Two or more races 2%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 1%
• Foreign-born: 0%

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: ▲ 7.81%
• Current HPI: 157.2979
• 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

1 event — show timeline

• 2026-06-08 Listed $104,000 RMLSA as Distributed by MLS Grid

Property tax history

-0.8%/yr

Latest (2025): $1,980 · -3.2% YoY. Source: county tax records.