100 N Weinland St · Cooksville, IL 61730

$115,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily · 211 Days on market

Built 1952 $105/sqft · at area comps Est $120k · at est. ↓ 29% since listing

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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 +19.7/30.0
• ARV discount +9.3/15.0
• DSCR +6.2/10.0
• Appreciation +5.2/10.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Only one family has always owned. 2 bed with one bath home. The Full basement has some finished rooms with ceiling, walls and flooring . Electric dryer hookup. Breeze way connects the garage and house. 2 car attached garage. Don't miss this opportunity. Private septic and City water. All information believed accurate but should be personally verified.

Key facts

• Fenced yard
• Spacious kitchen
• Above ground pool

Tags

• SPACIOUS KITCHEN
• FENCED YARD
• FULL BASEMENT
• FIRE PIT
• ABOVE GROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $114k (1.0% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,041 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Ridgeview CUSD 19 (rural): math 13% / reading 13% proficiency, ranked #519 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ridgeview Elementary School (math 12% / reading 17%, grade F, #1,278 of 2,056 statewide, top 65%, 236 students, 0% FRL); Ridgeview Jr High School (math 12% / reading 12%, grade F, #562 of 665 statewide, top 86%, 133 students, 0% FRL); Ridgeview High School (math 24% / reading 15%, grade F, #379 of 693 statewide, top 57%, 163 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 247 units permitted in McLean County in 2024 (54 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($795 loan paydown + $536 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 28% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $84k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1952 — 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: 0.99% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (median comp): $119,878
• List price: $115,000
• Delta: -4.07%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 E Lynn St	0.23mi	2/1.5 (-1)	1,053 (-4%)	16mo	$170,000	$161	62

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

Projected returns pro-forma

0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.24×
• Total profit: $7,697
• Equity at exit: $36,097

10-year hold

• IRR: 9.7%
• Equity multiple: 2.11×
• Total profit: $35,687
• Equity at exit: $45,612

Cash invested: $32,200 (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 61730

• Home prices YoY: 0.4%
• Active inventory: 2
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $134

Break-even live

Break-even rent $969

Max offer price $115,000

Occupancy floor 83%

Sensitivity live

Price	-10% $199	-5% $166	+0% $134	+5% $101	+10% $69
Rent	-10% $44	-5% $89	+0% $134	+5% $179	+10% $224
Rate	-1.0pp $192	-0.5pp $163	base $134	+0.5pp $104	+1.0pp $74

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $115,000 Active 211 DOM
2. 2026-06-21
   days on market $115,000 Active 210 DOM
3. 2026-06-18
   days on market $115,000 Active 208 DOM
4. 2026-06-17
   days on market $115,000 Active 207 DOM
5. 2026-06-16
   days on market $115,000 Active 206 DOM
6. 2026-06-15
   days on market $115,000 Active 205 DOM
7. 2026-06-13
   days on market $115,000 Active 203 DOM
8. 2026-06-12
   days on market $115,000 Active 202 DOM
9. 2026-06-09
   days on market $115,000 Active 199 DOM
10. 2026-06-08
    days on market $115,000 Active 198 DOM
11. 2026-06-07
    days on market $115,000 Active 197 DOM
12. 2026-06-04
    days on market $115,000 Active 193 DOM
13. 2026-06-02
    days on market $115,000 Active 192 DOM
14. 2026-06-01
    days on market $115,000 Active 191 DOM
15. 2026-05-31
    days on market $115,000 Active 190 DOM
16. 2026-05-31
    days on market $115,000 Active 189 DOM
17. 2026-04-30
    soldstatus $84,000
18. 2026-04-08
    soldstatus $84,000 Closed 360-char remark

    Show marketing remark (360 chars)

    Only one family has always owned. 2 bed with one bath home. The Full basement has some finished rooms with ceiling, walls and flooring . Electric dryer hookup. Breeze way connects the garage and house. 2 car attached garage. Don't miss this opportunity. Private septic and City water. All information believed accurate but should be personally verified.

19. 2026-02-18
    historical Contingent - No Showings 360-char remark

    Show marketing remark (360 chars)

    Only one family has always owned. 2 bed with one bath home. The Full basement has some finished rooms with ceiling, walls and flooring . Electric dryer hookup. Breeze way connects the garage and house. 2 car attached garage. Don't miss this opportunity. Private septic and City water. All information believed accurate but should be personally verified.

20. 2026-02-03
    listed $89,900 Active 360-char remark

    Show marketing remark (360 chars)

    Only one family has always owned. 2 bed with one bath home. The Full basement has some finished rooms with ceiling, walls and flooring . Electric dryer hookup. Breeze way connects the garage and house. 2 car attached garage. Don't miss this opportunity. Private septic and City water. All information believed accurate but should be personally verified.

21. 2026-01-13
    price $104,000 452-char remark

    Show marketing remark (452 chars)

    Cute affordable 2 bedroom house in Cooksville with 2 car garage and 2.5 lots. The home has almost 1100 square feet living space, spacious kitchen, family room, sun room, full basement, fire pit and plenty of storage space. Above ground pool can come with the property. A third bedroom can easily be added. There are loan programs available that include any updates a buyer would like. Please call or message for more information or to set up a showing.

22. 2025-12-09
    price $105,000 452-char remark

    Show marketing remark (452 chars)

    Cute affordable 2 bedroom house in Cooksville with 2 car garage and 2.5 lots. The home has almost 1100 square feet living space, spacious kitchen, family room, sun room, full basement, fire pit and plenty of storage space. Above ground pool can come with the property. A third bedroom can easily be added. There are loan programs available that include any updates a buyer would like. Please call or message for more information or to set up a showing.

23. 2025-12-03
    price $115,000 452-char remark

    Show marketing remark (452 chars)

    Cute affordable 2 bedroom house in Cooksville with 2 car garage and 2.5 lots. The home has almost 1100 square feet living space, spacious kitchen, family room, sun room, full basement, fire pit and plenty of storage space. Above ground pool can come with the property. A third bedroom can easily be added. There are loan programs available that include any updates a buyer would like. Please call or message for more information or to set up a showing.

24. 2025-11-21
    listed $115,000 Active
25. 2025-11-18
    listed $119,000 Active 452-char remark

    Show marketing remark (452 chars)

    Cute affordable 2 bedroom house in Cooksville with 2 car garage and 2.5 lots. The home has almost 1100 square feet living space, spacious kitchen, family room, sun room, full basement, fire pit and plenty of storage space. Above ground pool can come with the property. A third bedroom can easily be added. There are loan programs available that include any updates a buyer would like. Please call or message for more information or to set up a showing.

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $1,990 · $166/mo
• Expected delta: +$620/yr (+$52/mo · 45.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,655
• − Mortgage interest: −$6,442
• − Property taxes: −$1,370
• − Insurance: −$575
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$3,345
• Taxable loss: −$262
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $1,668/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: Ridgeview CUSD 19
• NCES district ID: 1700109
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 13% ▼ -14.00%
• Median HH income: $55,966
• Composite: 12.69/100
• National rank: #9604
• State rank: #519 of 620 in IL

Livability — Cooksville

• Score: 59/100
• State rank: #1041
• US rank: #19941

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: Cooksville, IL
• Population (ZIP): 431

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 20% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 4% Scotch-Irish 4% Romanian 2%

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: ▲ 0.47%
• Current HPI: 125.1199
• 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

-29.4% since first listed

9 events — show timeline

• 2026-04-30 Sold (Public Records) $84,000 Public Records
• 2026-04-08 Sold (MLS) $84,000 MRED as Distributed by MLS Grid
• 2026-02-18 Contingent — MRED as Distributed by MLS Grid
• 2026-02-03 Listed $89,900 MRED as Distributed by MLS Grid
• 2026-01-13 Price Changed $104,000 ForSaleByOwner.com
• 2025-12-09 Price Changed $105,000 ForSaleByOwner.com
• 2025-12-03 Price Changed $115,000 ForSaleByOwner.com
• 2025-11-21 Listed $115,000 Fizber.com
• 2025-11-18 Listed $119,000 ForSaleByOwner.com

Property tax history

-2.9%/yr

Latest (2023): $1,370 · +12.0% YoY. Source: county tax records.