105 Randall St · Martinsville, IL 62442

$99,700

4 bd · 1.0 ba · 3,467 sqft · SingleFamily public records · 85 Days on market

Built 1900 0.26 ac lot $29/sqft · 40% below area Est $103k · at est.

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +8.8/15.0
• Appreciation +6.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

This Craftsman style home with old world charm of arched ceilings, open staircase, original hardwood floors, unique stained window is waiting for someone to fall in love with her. This home offers 4 bedrooms, 2 baths, one up, one down, an attached garage, huge lot, open covered front porch and much more. An addition in the back is an open canvas awaiting its finishing touches to be more living space, a business, or whatever you desire. The home will be cleaned prior to a closing and tenant will remove all of his personal belongings. The sellers have now installed new flooring in kitchen and laundry area and will repairing front screen door closure, fix all windows, bathroom lights fixed, a new dishwasher and garbage disposal has now been installed, the siding and some metal roof damage is completed & 2 new walk in garage doors with locks being installed. Home is being sold as is except for repairs and replacements noted. Most of the repairs or replacements have now been completed and all will be finished before a closing takes place!

Key facts

• Craftsman style home
• Open staircase
• Arched ceilings

Tags

• CRAFTSMAN STYLE HOME
• ARCHED CEILINGS
• OPEN STAIRCASE
• ORIGINAL HARDWOOD FLOORS
• UNIQUE STAINED WINDOW
• OPEN COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#944 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Martinsville CUSD 3C (rural): math 15% / reading 15% proficiency, ranked #778 of 919 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 1 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($689 loan paydown + $3k appreciation (3.1% local appreciation)).
• Clark County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $36k; list at $100k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,718 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.40% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 5.9

CMA / ARV

• ARV (median comp): $102,557
• List price: $99,700
• Delta: -2.79%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.21×
• Total profit: $33,692
• Equity at exit: $45,461

10-year hold

• IRR: 22.1%
• Equity multiple: 4.22×
• Total profit: $89,871
• Equity at exit: $70,556

Cash invested: $27,916 (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 62442

• Home prices YoY: 2.9%
• Active inventory: 10
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$523
• Tax from tax record: −$209 /mo · $2,512/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $330

Break-even live

Break-even rent $979

Max offer price $99,700

Occupancy floor 71%

Sensitivity live

Price	-10% $386	-5% $358	+0% $330	+5% $302	+10% $274
Rent	-10% $220	-5% $275	+0% $330	+5% $385	+10% $440
Rate	-1.0pp $380	-0.5pp $355	base $330	+0.5pp $304	+1.0pp $278

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: $24,925
• Closing costs: $2,991
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $99,700 Active 85 DOM
2. 2026-06-18
   days on market $99,700 Active 83 DOM
3. 2026-06-17
   days on market $99,700 Active 82 DOM
4. 2026-06-16
   days on market $99,700 Active 81 DOM
5. 2026-06-15
   days on market $99,700 Active 80 DOM
6. 2026-06-13
   days on market $99,700 Active 78 DOM
7. 2026-06-12
   days on market $99,700 Active 77 DOM
8. 2026-06-09
   days on market $99,700 Active 74 DOM
9. 2026-06-08
   days on market $99,700 Active 73 DOM
10. 2026-06-07
    days on market $99,700 Active 72 DOM
11. 2026-06-07
    days on market $99,700 Active 71 DOM
12. 2026-06-04
    days on market $99,700 Active 68 DOM
13. 2026-06-02
    days on market $99,700 Active 67 DOM
14. 2026-06-01
    days on market $99,700 Active 66 DOM
15. 2026-05-31
    days on market $99,700 Active 65 DOM
16. 2026-05-31
    days on market $99,700 Active 64 DOM
17. 2026-03-27
    listed $99,700 Active 1057-char remark

    Show marketing remark (1057 chars)

    This Craftsman style home with old world charm of arched ceilings, open staircase, original hardwood floors, unique stained window is waiting for someone to fall in love with her. This home offers 4 bedrooms, 2 baths, one up, one down, an attached garage, huge lot, open covered front porch and much more. An addition in the back is an open canvas awaiting its finishing touches to be more living space, a business, or whatever you desire. The home will be cleaned prior to a closing and tenant will remove all of his personal belongings. The sellers have now installed new flooring in kitchen and laundry area and will repairing front screen door closure, fix all windows, bathroom lights fixed, a new dishwasher and garbage disposal has now been installed, the siding and some metal roof damage is completed & 2 new walk in garage doors with locks being installed. Home is being sold as is except for repairs and replacements noted. Most of the repairs or replacements have now been completed and all will be finished before a closing takes place!

18. 2020-06-16
    historical
19. 2008-06-16
    soldstatus $36,000
20. 2008-06-16
    soldstatus $36,000
21. 2008-02-19
    listed $45,000

ⓘ 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: $2,512 · $209/mo
• Projected year-2 tax: $2,512 · $209/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,765
• − Mortgage interest: −$5,585
• − Property taxes: −$2,512
• − Insurance: −$498
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$2,900
• Taxable income: $2,587
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $3,339/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: Martinsville CUSD 3C
• NCES district ID: 1724900
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $45,654
• Composite: 16.8/100
• National rank: #14220
• State rank: #778 of 919 in IL

Livability — Martinsville

• Score: 61/100
• State rank: #944
• US rank: #18392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martinsville, IL
• Population (ZIP): 2,629

Population outlook (Clark County) Hauer SSP2

• Today (2025): 14,978 people
• By 2030: 14,380 · -4.0%
• By 2040: 13,135 · -12.3%
• By 2050: 11,920 · -20.4%
• By 2075: 9,254 · -38.2%
• By 2100: 6,737 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 1% Iranian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Clark

• 2024 margin: Solid R (+51.2) · D 23.5% · R 74.7% · Other 1.8%
• 2008→2024 swing: -43.2pp toward R · 2008: -8.1pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+50.7 2016: R+47.9 2012: R+32.5 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.11%
• Current HPI: 110.8748
• 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

+121.6% since first listed

5 events — show timeline

• 2026-03-27 Listed $99,700 CIBR
• 2020-06-16 Listing Removed — MRED as Distributed by MLS Grid
• 2008-06-16 Sold (Public Records) $36,000 Public Records
• 2008-06-16 Sold (MLS) $36,000 MRED as Distributed by MLS Grid
• 2008-02-19 Listed $45,000 MRED as Distributed by MLS Grid

Property tax history

-0.8%/yr

Latest (2024): $2,512 · -17.7% YoY. Source: county tax records.