109 W Willow St · Sorento, IL 62086

$48,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 209 Days on market

Built 1930 0.39 ac lot $66/sqft · 12% above area Est $43k · 12% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• ARV discount +2.0/15.0

Listing remarks MLS

Charming Corner-Lot Bungalow with Recent Updates! Welcome home to this inviting two-bedroom, one-bath bungalow perfectly situated on a spacious corner lot. Filled with natural light and classic character, this home also features several recent updates that enhance comfort and peace of mind. Enjoy an efficient layout with a warm living area, a functional kitchen, and two cozy bedrooms. The updated features add modern convenience while maintaining the home’s timeless appeal. Outside, the corner lot provides extra yard space, great curb appeal, and plenty of potential for gardening, outdoor seating, or future projects. Ideal for first-time buyers, downsizers, or anyone seeking a low-maintenance home in a friendly neighborhood! Call your favorite agent today!

Key facts

• 0.39 acre lot
• Built 1930
• Listed 209 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($829 rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,351 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Bond County CUSD 2 (town): math 35% / reading 41% proficiency, ranked #345 of 919 in IL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenville Elem School (math 24% / reading 24%, grade F, #850 of 2,056 statewide, top 45%, 531 students, 0% FRL); Greenville Jr High School (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 300 students, 0% FRL); Bond Cty Comm Unit 2 High School (math 32% / reading 27%, grade F, #187 of 693 statewide, top 30%, 504 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 35 units permitted in Bond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($332 loan paydown + $4k appreciation (9.2% local appreciation)).
• Bond County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $32k; list at $48k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 1.73% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.15%
• DSCR: 2.03
• GRM: 4.8

CMA / ARV

• ARV (median comp): $42,793
• List price: $48,000
• Delta: 12.17%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 W Willow St	0.00mi	2/1.0	728 (0%)	18mo	$40,000	$55	85

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

Projected returns pro-forma

9.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.4%
• Equity multiple: 3.99×
• Total profit: $40,233
• Equity at exit: $40,608

10-year hold

• IRR: 35.3%
• Equity multiple: 8.82×
• Total profit: $105,047
• Equity at exit: $84,914

Cash invested: $13,440 (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 62086

• Home prices YoY: 9.0%
• Active inventory: 7
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $829 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $259

Break-even live

Break-even rent $501

Max offer price $48,000

Occupancy floor 64%

Sensitivity live

Price	-10% $286	-5% $273	+0% $259	+5% $246	+10% $232
Rent	-10% $194	-5% $227	+0% $259	+5% $292	+10% $325
Rate	-1.0pp $283	-0.5pp $272	base $259	+0.5pp $247	+1.0pp $234

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $48,000 Active 209 DOM
2. 2026-06-21
   days on market $48,000 Active 208 DOM
3. 2026-06-18
   days on market $48,000 Active 206 DOM
4. 2026-06-17
   days on market $48,000 Active 205 DOM
5. 2026-06-16
   days on market $48,000 Active 204 DOM
6. 2026-06-15
   days on market $48,000 Active 203 DOM
7. 2026-06-13
   days on market $48,000 Active 201 DOM
8. 2026-06-12
   days on market $48,000 Active 200 DOM
9. 2026-06-09
   days on market $48,000 Active 197 DOM
10. 2026-06-08
    days on market $48,000 Active 196 DOM
11. 2026-06-07
    days on market $48,000 Active 195 DOM
12. 2026-06-07
    days on market $48,000 Active 194 DOM
13. 2026-06-04
    days on market $48,000 Active 191 DOM
14. 2026-06-02
    days on market $48,000 Active 190 DOM
15. 2026-06-01
    days on market $48,000 Active 189 DOM
16. 2026-05-31
    days on market $48,000 Active 188 DOM
17. 2026-05-31
    days on market $48,000 Active 187 DOM
18. 2026-05-12
    status Active 772-char remark

    Show marketing remark (772 chars)

    Charming Corner-Lot Bungalow with Recent Updates! Welcome home to this inviting two-bedroom, one-bath bungalow perfectly situated on a spacious corner lot. Filled with natural light and classic character, this home also features several recent updates that enhance comfort and peace of mind. Enjoy an efficient layout with a warm living area, a functional kitchen, and two cozy bedrooms. The updated features add modern convenience while maintaining the home’s timeless appeal. Outside, the corner lot provides extra yard space, great curb appeal, and plenty of potential for gardening, outdoor seating, or future projects. Ideal for first-time buyers, downsizers, or anyone seeking a low-maintenance home in a friendly neighborhood! Call your favorite agent today!

19. 2026-04-24
    price $48,000 772-char remark

    Show marketing remark (772 chars)

    Charming Corner-Lot Bungalow with Recent Updates! Welcome home to this inviting two-bedroom, one-bath bungalow perfectly situated on a spacious corner lot. Filled with natural light and classic character, this home also features several recent updates that enhance comfort and peace of mind. Enjoy an efficient layout with a warm living area, a functional kitchen, and two cozy bedrooms. The updated features add modern convenience while maintaining the home’s timeless appeal. Outside, the corner lot provides extra yard space, great curb appeal, and plenty of potential for gardening, outdoor seating, or future projects. Ideal for first-time buyers, downsizers, or anyone seeking a low-maintenance home in a friendly neighborhood! Call your favorite agent today!

20. 2025-11-24
    listed $50,000 Active 772-char remark

    Show marketing remark (772 chars)

    Charming Corner-Lot Bungalow with Recent Updates! Welcome home to this inviting two-bedroom, one-bath bungalow perfectly situated on a spacious corner lot. Filled with natural light and classic character, this home also features several recent updates that enhance comfort and peace of mind. Enjoy an efficient layout with a warm living area, a functional kitchen, and two cozy bedrooms. The updated features add modern convenience while maintaining the home’s timeless appeal. Outside, the corner lot provides extra yard space, great curb appeal, and plenty of potential for gardening, outdoor seating, or future projects. Ideal for first-time buyers, downsizers, or anyone seeking a low-maintenance home in a friendly neighborhood! Call your favorite agent today!

21. 2025-11-23
    historical $50,000 772-char remark

    Show marketing remark (772 chars)

    Charming Corner-Lot Bungalow with Recent Updates! Welcome home to this inviting two-bedroom, one-bath bungalow perfectly situated on a spacious corner lot. Filled with natural light and classic character, this home also features several recent updates that enhance comfort and peace of mind. Enjoy an efficient layout with a warm living area, a functional kitchen, and two cozy bedrooms. The updated features add modern convenience while maintaining the home’s timeless appeal. Outside, the corner lot provides extra yard space, great curb appeal, and plenty of potential for gardening, outdoor seating, or future projects. Ideal for first-time buyers, downsizers, or anyone seeking a low-maintenance home in a friendly neighborhood! Call your favorite agent today!

22. 2024-12-19
    soldstatus $32,000
23. 2005-07-28
    soldstatus $40,000

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,487 · $124/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,948
• − Mortgage interest: −$2,689
• − Property taxes: −$1,487
• − Insurance: −$240
• − Repairs & maintenance: −$796
• − Management: −$796
• − Depreciation: −$1,396
• Taxable income: $2,545
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $2,501/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: Bond County CUSD 2
• NCES district ID: 1717730
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $51,996
• Composite: 35.52/100
• National rank: #9740
• State rank: #345 of 919 in IL

Livability — Sorento

• Score: 46/100
• State rank: #1351
• US rank: #26401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sorento, IL
• Population (ZIP): 1,399

Population outlook (Bond County) Hauer SSP2

• Today (2025): 15,651 people
• By 2030: 15,008 · -4.1%
• By 2040: 13,490 · -13.8%
• By 2050: 12,002 · -23.3%
• By 2075: 9,019 · -42.4%
• By 2100: 6,539 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Native American 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Bond

• 2024 margin: Solid R (+44.8) · D 26.5% · R 71.3% · Other 2.2%
• 2008→2024 swing: -43.5pp toward R · 2008: -1.3pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.0 2016: R+37.8 2012: R+14.7 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.24%
• Current HPI: 111.61
• 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

+20.0% since first listed

6 events — show timeline

• 2026-05-12 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-24 Price Changed $48,000 MARIS as Distributed by MLS Grid
• 2025-11-24 Listed $50,000 MARIS as Distributed by MLS Grid
• 2025-11-23 Coming Soon $50,000 MARIS as Distributed by MLS Grid
• 2024-12-19 Sold (Public Records) $32,000 Public Records
• 2005-07-28 Sold (Public Records) $40,000 Public Records

Property tax history

+5.6%/yr

Latest (2024): $1,487 · +120.2% YoY. Source: county tax records.