120 N Commercial St · Winchester, IL 62694

$89,900

3 bd · 1.0 ba · 1,436 sqft · Other public records · 1 Days on market

Built 1996 0.59 ac lot $63/sqft · 13% above area Est $80k · 13% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +7.4/10.0
• Appreciation +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +1.8/15.0

Listing remarks

Spacious and move-in ready 3 bedroom, 2 bathroom home with a warm rustic-modern feel and exceptional exterior functionality. Inside, you’ll find custom wood accents, large open-concept living spaces, generously sized bedrooms, updated flooring, and an oversized kitchen with extensive cabinetry and workspace. The primary bedroom delivers a cozy lodge-style atmosphere with custom finishes throughout. The exterior is equally impressive, featuring a detached garage, oversized gravel drive, and substantial parking capacity ideal for trucks, trailers, equipment, RVs, or hobby use. Relax on the covered front porch while enjoying the quiet small-town setting. Hard-to-find combination of comfo

Key facts

• Covered front porch
• Extensive cabinetry
• Custom wood accents

Tags

• CUSTOM WOOD ACCENTS
• OPEN-CONCEPT LIVING SPACES
• OVERSIZED KITCHEN
• EXTENSIVE CABINETRY
• SUBSTANTIAL PARKING CAPACITY
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Detached 2-car garage; Gravel driveway/parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Double wide body type; 1996 construction; One main story with upper, lower, basement and additional levels noted; Shingle roof
• Construction: Built in 1996; Double wide construction; Crawl space basement
• Exterior features: Level lot; Roads paved; some other road surface noted

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms; Bedroom 1 on main level (13.25 x 12.5) with egress window; Bedroom 2 on main level (12.5 x 9.5) with egress window; Bedroom 3 on main level (11 x 9.25) with egress window
• Flooring: Luxury vinyl plank throughout main living areas and bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas water heater; Central air conditioning
• Interior features: Vaulted/cathedral/tray ceilings; Ceiling fan(s)
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 68/100 on livability (#474 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Winchester CUSD 1 (rural): math 26% / reading 29% proficiency, ranked #281 of 620 in IL (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winchester High School (math 5% / reading 15%, grade F, #528 of 693 statewide, top 82%, 165 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 10% at this address vs 28% district-wide (-18 pts) — the specific schools serving this property underperform the Winchester CUSD 1 average; the district grade overstates school quality for this exact location.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.1% local appreciation)).
• Scott County population projected at -27% 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $62k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $89,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 6.7

CMA / ARV

• ARV (median comp): $79,801
• List price: $89,900
• Delta: 12.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.00×
• Total profit: $25,189
• Equity at exit: $40,763

10-year hold

• IRR: 18.9%
• Equity multiple: 3.77×
• Total profit: $69,725
• Equity at exit: $63,086

Cash invested: $25,172 (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 62694

• Home prices YoY: 4.5%
• Active inventory: 8
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$151 /mo · $1,812/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $220

Break-even live

Break-even rent $835

Max offer price $89,900

Occupancy floor 75%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-16
   status Pending 820-char remark
2. 2026-05-14
   listed $89,900 Active 820-char remark
3. 2021-06-04
   soldstatus $62,000
4. 2007-02-23
   soldstatus $57,000

ⓘ 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: $1,812 · $151/mo
• Projected year-2 tax: $1,926 · $161/mo
• Expected delta: +$115/yr (+$10/mo · 6.3%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,362
• − Mortgage interest: −$5,036
• − Property taxes: −$1,812
• − Insurance: −$450
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,615
• Taxable income: $1,312
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $2,323/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: Winchester CUSD 1
• NCES district ID: 1742660
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $47,710
• Composite: 23.9/100
• National rank: #7792
• State rank: #281 of 620 in IL

Livability — Winchester

• Score: 68/100
• State rank: #474
• US rank: #9790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winchester, IL
• Population (ZIP): 2,944

Population outlook (Scott County) Hauer SSP2

• Today (2025): 4,701 people
• By 2030: 4,451 · -5.3%
• By 2040: 3,970 · -15.5%
• By 2050: 3,445 · -26.7%
• By 2075: 2,371 · -49.6%
• By 2100: 1,506 · -68.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Italian 4% Romanian 2% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+61.2) · D 18.9% · R 80.0% · Other 1.1%
• 2008→2024 swing: -47.1pp toward R · 2008: -14.0pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+56.3 2016: R+55.6 2012: R+26.5 2008: R+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.07%
• Current HPI: 71.3116
• 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

+57.7% since first listed

4 events — show timeline

• 2026-05-16 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-14 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2021-06-04 Sold (Public Records) $62,000 Public Records
• 2007-02-23 Sold (Public Records) $57,000 Public Records

Property tax history

+1.7%/yr

Latest (2024): $1,812 · +9.4% YoY. Source: county tax records.