202 W Avenue I · Lewistown, IL 61542

$49,900

3 bd · 1.0 ba · 720 sqft · Other public records · 8 Days on market

Built 1924 $69/sqft · 10% above area Est $79k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

This Home is being Sold AS IS and just needs your touches to make it your Happy Home. 1.5 story Home conveniently located with quick access to IL Rt 24. This Home features the Primary Bedroom on the Main Level as well as the Laundry leaving the Additional Bedrooms Upstairs. This Home offers a Spacious Single Stall Detached Garage and a Huge Fenced In Backyard perfect for entertaining family and friends. Additional Storage can be found in the Basement which also houses the mechanicals of the home. Replacement Windows, Newer Wiring, Furnace, and Water Heater. New Roof in 2015. Fenced in Yard in 2013. It is unknown if there are any leaks in the Plumbing or if the Furnace and Hot Water Heater Work. Being Sold AS IS!

Key facts

• Main sewer line
• Off-street parking
• Yard space

Tags

• MAIN SEWER LINE
• VINYL REPLACEMENT WINDOWS
• OFF-STREET PARKING
• YARD SPACE

Property features AI

Exterior

• Parking: Detached parking structure
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1924
• Construction: Shingle roof; Crawl space/partial basement
• Exterior features: Corner, level lot; Paved road access; Shingle roof

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms (Main level bedroom ~12 x 8.5; Upper level bedroom ~14 x 11.5; Upper level bedroom ~12 x 9)
• Flooring: Laminate flooring in some bedrooms and living room; Vinyl flooring in kitchen and laundry; Other flooring in one upper bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dryer; Refrigerator; Washer; Has basement with crawl space and partial finished areas; No fireplaces
• Laundry & utility: Main level laundry (approx. 6 x 6); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $50k).

Location & tenants

• Location reads 63/100 on livability (#756 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Lewistown CUSD 97 (rural): math 11% / reading 14% proficiency, ranked #546 of 620 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lewistown Jr/Sr High School (math 12% / reading 17%, grade F, #479 of 693 statewide, top 71%, 276 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 14 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $984 of value loss. Plan a longer hold.
• Fulton County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.90% ✓
• Cap rate: 14.36%
• Cash-on-cash: 28.81%
• DSCR: 2.28
• GRM: 4.4

CMA / ARV

• ARV (median comp): $78,627
• List price: $49,900
• Delta: -36.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.11×
• Total profit: $15,519
• Equity at exit: $9,760

10-year hold

• IRR: 31.8%
• Equity multiple: 4.09×
• Total profit: $43,205
• Equity at exit: $8,406

Cash invested: $13,972 (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 61542

• Home prices YoY: -1.3%
• Active inventory: 22
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $335

Break-even live

Break-even rent $523

Max offer price $49,900

Occupancy floor 60%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-12
   listed $49,900 Active 728-char remark
2. 2025-03-27
   soldstatus $35,000 Closed 721-char remark

   Show marketing remark (721 chars)

   This Home is being Sold AS IS and just needs your touches to make it your Happy Home. 1.5 story Home conveniently located with quick access to IL Rt 24. This Home features the Primary Bedroom on the Main Level as well as the Laundry leaving the Additional Bedrooms Upstairs. This Home offers a Spacious Single Stall Detached Garage and a Huge Fenced In Backyard perfect for entertaining family and friends. Additional Storage can be found in the Basement which also houses the mechanicals of the home. Replacement Windows, Newer Wiring, Furnace, and Water Heater. New Roof in 2015. Fenced in Yard in 2013. It is unknown if there are any leaks in the Plumbing or if the Furnace and Hot Water Heater Work. Being Sold AS IS!

3. 2025-03-14
   status Pending 721-char remark

   Show marketing remark (721 chars)

   This Home is being Sold AS IS and just needs your touches to make it your Happy Home. 1.5 story Home conveniently located with quick access to IL Rt 24. This Home features the Primary Bedroom on the Main Level as well as the Laundry leaving the Additional Bedrooms Upstairs. This Home offers a Spacious Single Stall Detached Garage and a Huge Fenced In Backyard perfect for entertaining family and friends. Additional Storage can be found in the Basement which also houses the mechanicals of the home. Replacement Windows, Newer Wiring, Furnace, and Water Heater. New Roof in 2015. Fenced in Yard in 2013. It is unknown if there are any leaks in the Plumbing or if the Furnace and Hot Water Heater Work. Being Sold AS IS!

4. 2025-02-19
   listed $37,000 Active 721-char remark

   Show marketing remark (721 chars)

   This Home is being Sold AS IS and just needs your touches to make it your Happy Home. 1.5 story Home conveniently located with quick access to IL Rt 24. This Home features the Primary Bedroom on the Main Level as well as the Laundry leaving the Additional Bedrooms Upstairs. This Home offers a Spacious Single Stall Detached Garage and a Huge Fenced In Backyard perfect for entertaining family and friends. Additional Storage can be found in the Basement which also houses the mechanicals of the home. Replacement Windows, Newer Wiring, Furnace, and Water Heater. New Roof in 2015. Fenced in Yard in 2013. It is unknown if there are any leaks in the Plumbing or if the Furnace and Hot Water Heater Work. Being Sold AS IS!

5. 2021-08-06
   historical
6. 2021-07-07
   soldstatus $52,500
7. 2021-07-02
   soldstatus $52,500
8. 2021-02-02
   listed $58,900
9. 2019-10-17
   historical
10. 2010-05-12
    soldstatus $55,000
11. 2010-03-12
    soldstatus $55,000
12. 2009-10-14
    listed $64,900
13. 2009-02-17
    soldstatus $12,500
14. 2008-12-15
    listed $19,900

ⓘ 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: $1,571 · $131/mo
• Projected year-2 tax: $1,571 · $131/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 3/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,376
• − Mortgage interest: −$2,795
• − Property taxes: −$1,571
• − Insurance: −$250
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$1,452
• Taxable income: $3,488
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $3,189/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: Lewistown CUSD 97
• NCES district ID: 1700153
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 14% ▼ -8.00%
• Median HH income: $45,704
• Composite: 11.28/100
• National rank: #9719
• State rank: #546 of 620 in IL

Livability — Lewistown

• Score: 63/100
• State rank: #756
• US rank: #15307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewistown, IL
• Population (ZIP): 3,306

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 33,356 people
• By 2030: 32,144 · -3.6%
• By 2040: 29,518 · -11.5%
• By 2050: 26,775 · -19.7%
• By 2075: 19,972 · -40.1%
• By 2100: 13,580 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Asian 2% Two or more races 2%
• Common ancestry: Lithuanian 3% Portuguese 2% Iranian 2%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Chinese 1%

Political lean MEDSL · Fulton

• 2024 margin: Strong R (+23.8) · D 37.1% · R 60.9% · Other 2.0%
• 2008→2024 swing: -45.2pp toward R · 2008: 21.3pp · 2024: -23.8pp
• All cycles: 2024: R+23.8 2020: R+20.1 2016: R+15.1 2012: D+11.1 2008: D+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.97%
• Current HPI: 146.1702
• 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

+126.1% since first listed

16 events — show timeline

• 2026-06-15 Sold (MLS) $45,000 RMLSA as Distributed by MLS Grid
• 2026-05-20 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-12 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2025-03-27 Sold (MLS) $35,000 RMLSA as Distributed by MLS Grid
• 2025-03-14 Pending — RMLSA as Distributed by MLS Grid
• 2025-02-19 Listed $37,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-07-07 Sold (Public Records) $52,500 Public Records
• 2021-07-02 Sold (MLS) $52,500 RMLSA as Distributed by MLS Grid
• 2021-02-02 Listed $58,900 RMLSA as Distributed by MLS Grid
• 2019-10-17 Listing Removed — RMLSA as Distributed by MLS Grid
• 2010-05-12 Sold (Public Records) $55,000 Public Records
• 2010-03-12 Sold (MLS) $55,000 RMLSA as Distributed by MLS Grid
• 2009-10-14 Listed $64,900 RMLSA as Distributed by MLS Grid
• 2009-02-17 Sold (MLS) $12,500 RMLSA as Distributed by MLS Grid
• 2008-12-15 Listed $19,900 RMLSA as Distributed by MLS Grid

Property tax history

+12.6%/yr

Latest (2024): $1,571 · -5.3% YoY. Source: county tax records.