720 Jefferson St · Sullivan, IL 61951

$109,900

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 29 Days on market

Built 1964 3,744 sqft lot Est $106k · at est.

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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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +6.4/10.0
• ARV discount +5.7/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready 2 bedroom, 1 bath home nestled in the quiet community of Sullivan! This inviting home offers a spacious living room filled with great natural light and updated flooring that creates a warm, welcoming feel. The eat-in kitchen provides plenty of space for everyday dining and gathering, while the separate laundry room just off the kitchen adds convenience and extra storage potential. Outside, enjoy the peaceful backyard featuring mature shade trees and a cozy firepit area-perfect for relaxing evenings or entertaining guests. A detached 1-car garage completes this well-maintained property. A wonderful opportunity to enjoy small-town living in a home that's ready for you to move right in!

Key facts

• Firepit area
• Updated flooring
• Eat-in kitchen

Tags

• UPDATED FLOORING
• EAT-IN KITCHEN
• SEPARATE LAUNDRY ROOM
• PEACEFUL BACKYARD
• MATURE SHADE TREES
• FIREPIT AREA

Property features AI

Finance

• Other: Property size and room area per county/assessor records
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) with concrete surface — 1 garage space, 1 total parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Vinyl siding; Approximately 61–70 years old
• Exterior features: Patio; Fire pit; Mature trees

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate and wood laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; 4 total rooms; Ceiling fan(s)
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.4% in Sullivan — 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 65/100 on livability (#647 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Sullivan CUSD 300 (town): math 21% / reading 28% proficiency, ranked #338 of 620 in IL (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 42 units permitted in Moultrie County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Moultrie County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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.
• Current owner paid $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $105,664
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 W Monroe St	0.10mi	2/1.0	805 (-3%)	23mo	$79,900	$99	71
316 S Worth St	0.58mi	2/1.0	816 (-2%)	13mo	$112,000	$137	59
410 N Madison St	0.57mi	2/1.0	884 (+6%)	6mo	$112,000	$127	58
520 Camfield St	0.35mi	3/1.0 (+1)	943 (+13%)	3mo	$136,500	$145	54
424 N West St	0.53mi	2/1.0	864 (+4%)	19mo	$105,000	$122	53
424 West St	0.53mi	2/1.0	864 (+4%)	19mo	$105,000	$122	53
923 S Washington St	0.72mi	2/1.0	888 (+7%)	8mo	$134,900	$152	48

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,682
• Equity at exit: $16,386

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $10,786
• Equity at exit: $9,502

Cash invested: $30,772 (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 61951

• Home prices YoY: -7.6%
• Active inventory: 42
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $190

Break-even live

Break-even rent $1,010

Max offer price $109,900

Occupancy floor 80%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 S Hamilton St Sullivan, IL	2.0–3.0	2.0	1057	$1,250	$1.18	13d	3	1.24mi

Listing history 34 events

1. 2026-06-19
   days on market $109,900 Active 29 DOM
2. 2026-06-18
   days on market $109,900 Active 28 DOM
3. 2026-06-17
   days on market $109,900 Active 27 DOM
4. 2026-06-16
   days on market $109,900 Active 26 DOM
5. 2026-06-15
   days on market $109,900 Active 25 DOM
6. 2026-06-14
   days on market $109,900 Active 23 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   days on marketlisting id $109,900 Active 22 DOM
9. 2026-06-09
   days on market $109,900 Active 21 DOM
10. 2026-06-08
    days on market $109,900 Active 20 DOM
11. 2026-06-07
    days on market $109,900 Active 19 DOM
12. 2026-06-05
    days on market $109,900 Active 16 DOM
13. 2026-06-03
    days on market $109,900 Active 15 DOM
14. 2026-06-02
    days on market $109,900 Active 14 DOM
15. 2026-06-01
    days on market $109,900 Active 13 DOM
16. 2026-05-31
    days on market $109,900 Active 12 DOM
17. 2026-05-30
    days on market $109,900 Active 11 DOM
18. 2026-05-21
    listed $109,900 Active 719-char remark

    Show marketing remark (719 chars)

    Charming and move-in ready 2 bedroom, 1 bath home nestled in the quiet community of Sullivan! This inviting home offers a spacious living room filled with great natural light and updated flooring that creates a warm, welcoming feel. The eat-in kitchen provides plenty of space for everyday dining and gathering, while the separate laundry room just off the kitchen adds convenience and extra storage potential. Outside, enjoy the peaceful backyard featuring mature shade trees and a cozy firepit area-perfect for relaxing evenings or entertaining guests. A detached 1-car garage completes this well-maintained property. A wonderful opportunity to enjoy small-town living in a home that's ready for you to move right in!

19. 2026-05-19
    listed $109,900 Active
20. 2024-02-12
    soldstatus $69,900 Closed 248-char remark

    Show marketing remark (248 chars)

    This Cute 2 bedroom, 1 bath home offers a bright spacious living room, an eat-in kitchen, laundry room, large bath room with a tub/shower combo, ample storage space in the closets in both bedrooms, a one car detached garage, and a private backyard.

21. 2024-02-12
    soldstatus $69,900 Closed

    Show marketing remark (248 chars)

    This Cute 2 bedroom, 1 bath home offers a bright spacious living room, an eat-in kitchen, laundry room, large bath room with a tub/shower combo, ample storage space in the closets in both bedrooms, a one car detached garage, and a private backyard.

22. 2024-01-19
    status Pending

    Show marketing remark (248 chars)

    This Cute 2 bedroom, 1 bath home offers a bright spacious living room, an eat-in kitchen, laundry room, large bath room with a tub/shower combo, ample storage space in the closets in both bedrooms, a one car detached garage, and a private backyard.

23. 2024-01-19
    status Pending 248-char remark

    Show marketing remark (248 chars)

    This Cute 2 bedroom, 1 bath home offers a bright spacious living room, an eat-in kitchen, laundry room, large bath room with a tub/shower combo, ample storage space in the closets in both bedrooms, a one car detached garage, and a private backyard.

24. 2024-01-12
    historical Contingent - Continue to Show

    Show marketing remark (248 chars)

    This Cute 2 bedroom, 1 bath home offers a bright spacious living room, an eat-in kitchen, laundry room, large bath room with a tub/shower combo, ample storage space in the closets in both bedrooms, a one car detached garage, and a private backyard.

25. 2024-01-12
    historical Active Under Contract 248-char remark

    Show marketing remark (248 chars)

    This Cute 2 bedroom, 1 bath home offers a bright spacious living room, an eat-in kitchen, laundry room, large bath room with a tub/shower combo, ample storage space in the closets in both bedrooms, a one car detached garage, and a private backyard.

26. 2024-01-08
    listed $69,900 Active 248-char remark

    Show marketing remark (248 chars)

    This Cute 2 bedroom, 1 bath home offers a bright spacious living room, an eat-in kitchen, laundry room, large bath room with a tub/shower combo, ample storage space in the closets in both bedrooms, a one car detached garage, and a private backyard.

27. 2024-01-08
    listed $69,900 Active

    Show marketing remark (248 chars)

    This Cute 2 bedroom, 1 bath home offers a bright spacious living room, an eat-in kitchen, laundry room, large bath room with a tub/shower combo, ample storage space in the closets in both bedrooms, a one car detached garage, and a private backyard.

28. 2019-11-06
    soldstatus $53,000
29. 2019-11-06
    soldstatus $53,000
30. 2019-08-12
    listed $53,000
31. 2019-08-12
    listed $53,000
32. 2009-06-19
    soldstatus $44,900
33. 2009-06-19
    soldstatus $45,000
34. 2009-05-01
    listed $44,900

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,301 · $192/mo
• Expected delta: +$194/yr (+$16/mo · 9.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$6,156
• − Property taxes: −$2,108
• − Insurance: −$550
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,197
• Taxable income: $590
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $2,135/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: Sullivan CUSD 300
• NCES district ID: 1738130
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $47,763
• Composite: 21.41/100
• National rank: #8346
• State rank: #338 of 620 in IL

Livability — Sullivan

• Score: 65/100
• State rank: #647
• US rank: #13204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sullivan, IL
• Population (ZIP): 7,654

Population outlook (Moultrie County) Hauer SSP2

• Today (2025): 14,766 people
• By 2030: 14,490 · -1.9%
• By 2040: 13,848 · -6.2%
• By 2050: 13,063 · -11.5%
• By 2075: 10,862 · -26.4%
• By 2100: 7,963 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 90% English-only · German/W. Germanic 8% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Moultrie

• 2024 margin: Solid R (+49.1) · D 24.8% · R 73.8% · Other 1.4%
• 2008→2024 swing: -36.2pp toward R · 2008: -12.8pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+49.0 2016: R+48.0 2012: R+27.1 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.15%
• Current HPI: 208.2808
• 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

+144.8% since first listed

17 events — show timeline

• 2026-05-21 Listed $109,900 CIBR
• 2026-05-19 Listed $109,900 MRED as Distributed by MLS Grid
• 2024-02-12 Sold (MLS) $69,900 MRED as Distributed by MLS Grid
• 2024-02-12 Sold (MLS) $69,900 CIBR
• 2024-01-19 Pending — MRED as Distributed by MLS Grid
• 2024-01-19 Pending — CIBR
• 2024-01-12 Contingent — MRED as Distributed by MLS Grid
• 2024-01-12 Contingent — CIBR
• 2024-01-08 Listed $69,900 CIBR
• 2024-01-08 Listed $69,900 MRED as Distributed by MLS Grid
• 2019-11-06 Sold (MLS) $53,000 MRED as Distributed by MLS Grid
• 2019-11-06 Sold (MLS) $53,000 CIBR
• 2019-08-12 Listed $53,000 MRED as Distributed by MLS Grid
• 2019-08-12 Listed $53,000 CIBR
• 2009-06-19 Sold (Public Records) $45,000 Public Records
• 2009-06-19 Sold (MLS) $44,900 MRED as Distributed by MLS Grid
• 2009-05-01 Listed $44,900 MRED as Distributed by MLS Grid

Property tax history

+8.3%/yr

Latest (2024): $2,108 · +6.8% YoY. Source: county tax records.