519 E Allen St · Farmer City, IL 61842

$152,000

4 bd · 1.0 ba · 1,740 sqft · SingleFamily public records · 17 Days on market

Built 1893 6,005 sqft lot $87/sqft · 17% above area Est $170k · 11% 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 +16.4/30.0
• ARV discount +12.3/15.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• Appreciation +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

**Charming 4-Bedroom Home on Expansive Corner Lot** Welcome to your dream home! This spacious 4-bedroom, 1-bath residence offers the perfect blend of comfort and versatility. Situated on a huge corner lot, this property boasts ample outdoor space for gardening, or entertaining. Step inside to discover a bright and airy living area, perfect for family gatherings. Each of the four bedrooms is generously sized, providing plenty of space for relaxation or personalization. Need a dedicated workspace? This home includes multiple office spaces, ideal for remote work or study. Natural light floods these areas, creating an inspiring environment. Outside, the expansive yard offers endless possibilities-imagine hosting summer barbecues, creating a playground for the kids, or simply enjoying the tranquility of your own private oasis. Conveniently located near schools, and parks, this home is perfect for families looking to settle in a welcoming community. Don't miss your chance to own this gem! Schedule a viewing today!

Key facts

• Near schools
• Expansive yard
• Near parks

Tags

• CORNER LOT
• OUTDOOR SPACE
• MULTIPLE OFFICE SPACES
• EXPANSIVE YARD
• NEAR SCHOOLS
• NEAR PARKS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Built with vinyl siding
• Exterior features: Asphalt shingle roof; Vinyl siding; Lot dimensions approximately 119 x 50 (0.14 acres); R-2 zoning

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Unfinished partial basement; Total of 8 rooms
• Laundry & utility: Washer; Dryer; Gas water heater; Main level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (2.0% below list).
• Recommended offer: $149k (2.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#950 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D+, amenities F, commute F.
• Blue Ridge CUSD 18 (rural): math 20% / reading 24% proficiency, ranked #370 of 620 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 14 units permitted in De Witt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• De Witt County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $88k; list at $152k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,934 (2.0% below list)

Questions for the listing agent

1. Built in 1893 — 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 D-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: 0.98% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

• ARV (median comp): $170,230
• List price: $152,000
• Delta: -10.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 E Richardson St	0.28mi	3/2.0 (-1)	1,783 (+2%)	9mo	$155,000	$87	66
503 E Market St	0.12mi	4/2.0	1,539 (-12%)	7mo	$45,000	$29	65
820 N Plum St	0.53mi	3/2.0 (-1)	1,674 (-4%)	4mo	$172,000	$103	57
503 N William St	0.39mi	3/1.0 (-1)	1,622 (-7%)	12mo	$167,000	$103	55
509 N Plum St	0.45mi	3/2.0 (-1)	1,856 (+7%)	10mo	$202,500	$109	50
205 E High St	0.23mi	3/2.0 (-1)	1,584 (-9%)	23mo	$225,000	$142	46
308 W Green St	0.47mi	3/2.0 (-1)	1,794 (+3%)	22mo	$207,000	$115	46
211 Brookview Dr	0.70mi	3/2.0 (-1)	1,653 (-5%)	23mo	$184,000	$111	31

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-19,038
• Equity at exit: $22,664

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-9,248
• Equity at exit: $13,142

Cash invested: $42,560 (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 61842

• Home prices YoY: -1.6%
• Active inventory: 18
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$229 /mo · $2,749/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $87

Break-even live

Break-even rent $1,379

Max offer price $152,000

Occupancy floor 89%

Sensitivity live

Price	-10% $173	-5% $130	+0% $87	+5% $44	+10% $1
Rent	-10% $-31	-5% $28	+0% $87	+5% $146	+10% $205
Rate	-1.0pp $164	-0.5pp $126	base $87	+0.5pp $48	+1.0pp $8

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $152,000 Active 17 DOM
2. 2026-06-18
   days on market $152,000 Active 14 DOM
3. 2026-06-17
   days on market $152,000 Active 13 DOM
4. 2026-06-16
   days on market $152,000 Active 12 DOM
5. 2026-06-15
   days on market $152,000 Active 11 DOM
6. 2026-06-14
   days on market $152,000 Active 9 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   days on marketlisting id $152,000 Active 8 DOM
9. 2026-06-10
   days on market $152,000 Active 36 DOM
10. 2026-06-09
    days on market $152,000 Active 35 DOM
11. 2026-06-08
    days on market $152,000 Active 34 DOM
12. 2026-06-07
    days on market $152,000 Active 33 DOM
13. 2026-06-02
    days on market $152,000 Active 28 DOM
14. 2026-06-01
    days on market $152,000 Active 27 DOM
15. 2026-05-31
    days on market $152,000 Active 26 DOM
16. 2026-05-30
    days on market $152,000 Active 25 DOM
17. 2026-05-05
    listed $157,000 Active 1025-char remark

    Show marketing remark (1025 chars)

    **Charming 4-Bedroom Home on Expansive Corner Lot** Welcome to your dream home! This spacious 4-bedroom, 1-bath residence offers the perfect blend of comfort and versatility. Situated on a huge corner lot, this property boasts ample outdoor space for gardening, or entertaining. Step inside to discover a bright and airy living area, perfect for family gatherings. Each of the four bedrooms is generously sized, providing plenty of space for relaxation or personalization. Need a dedicated workspace? This home includes multiple office spaces, ideal for remote work or study. Natural light floods these areas, creating an inspiring environment. Outside, the expansive yard offers endless possibilities-imagine hosting summer barbecues, creating a playground for the kids, or simply enjoying the tranquility of your own private oasis. Conveniently located near schools, and parks, this home is perfect for families looking to settle in a welcoming community. Don't miss your chance to own this gem! Schedule a viewing today!

18. 2020-09-09
    soldstatus $87,500
19. 2014-01-30
    soldstatus $52,000 323-char remark

    Show marketing remark (323 chars)

    New tear off roof, furnace, AC, water heater, sump pump all in 2012!!!! Appliances like new, never used. Most bedrooms have walk-in closets. Furniture negotiable. This home has been in the same family since the 1930's. Nice corner lot. The seller would sell 517 and 519 E. Allen as a package, two for one great price!!!

20. 2013-12-27
    soldstatus $23,500
21. 2013-12-23
    soldstatus $52,000
22. 2013-06-20
    listed $69,900 323-char remark

    Show marketing remark (323 chars)

    New tear off roof, furnace, AC, water heater, sump pump all in 2012!!!! Appliances like new, never used. Most bedrooms have walk-in closets. Furniture negotiable. This home has been in the same family since the 1930's. Nice corner lot. The seller would sell 517 and 519 E. Allen as a package, two for one great price!!!

23. 2013-06-04
    historical
24. 2010-07-10
    historical
25. 2009-10-12
    historical

ⓘ 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: $2,749 · $229/mo
• Projected year-2 tax: $3,100 · $258/mo
• Expected delta: +$351/yr (+$29/mo · 12.8%)

ⓘ 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 · 19 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: $17,872
• − Mortgage interest: −$8,514
• − Property taxes: −$2,749
• − Insurance: −$760
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$4,422
• Taxable loss: −$1,432
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $1,389/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: Blue Ridge CUSD 18
• NCES district ID: 1700003
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $56,020
• Composite: 20.14/100
• National rank: #8640
• State rank: #370 of 620 in IL

Livability — Farmer City

• Score: 60/100
• State rank: #950
• US rank: #18575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmer City, IL
• Population (ZIP): 2,577

Population outlook (De Witt County) Hauer SSP2

• Today (2025): 15,564 people
• By 2030: 15,026 · -3.5%
• By 2040: 13,704 · -12.0%
• By 2050: 12,222 · -21.5%
• By 2075: 8,863 · -43.1%
• By 2100: 5,736 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 4% Iranian 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · De Witt

• 2024 margin: Solid R (+44.9) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -31.5pp toward R · 2008: -13.3pp · 2024: -44.9pp
• All cycles: 2024: R+44.9 2020: R+42.9 2016: R+42.4 2012: R+27.0 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.11%
• Current HPI: 188.8647
• 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

+107.4% since first listed

12 events — show timeline

• 2026-06-11 Price Changed $145,000 MRED as Distributed by MLS Grid
• 2026-06-04 Listed $152,000 CIBR
• 2026-05-19 Price Changed $152,000 MRED as Distributed by MLS Grid
• 2026-05-05 Listed $157,000 MRED as Distributed by MLS Grid
• 2020-09-09 Sold (Public Records) $87,500 Public Records
• 2014-01-30 Sold (MLS) $52,000 MRED as Distributed by MLS Grid
• 2013-12-27 Sold (Public Records) $23,500 Public Records
• 2013-12-23 Sold (Public Records) $52,000 Public Records
• 2013-06-20 Listed $69,900 MRED as Distributed by MLS Grid
• 2013-06-04 Listing Removed — MRED as Distributed by MLS Grid
• 2010-07-10 Listing Removed — MRED as Distributed by MLS Grid
• 2009-10-12 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2024): $2,749 · +11.4% YoY. Source: county tax records.