417 W Monroe St · Metamora, IL 61548

$239,900

3 bd · 2.0 ba · 1,561 sqft · SingleFamily public records · 4 Days on market

Built 1967 0.28 ac lot Est $172k · 40% over

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Why this score? — see what drove the F 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 +7.6/30.0
• Appreciation +7.6/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to this 3 bedroom, 2 bathroom Ranch home with a fabulous open floor plan. Hardwood floors throughout the main living area. Kitchen features are Corian countertops, subway back splash, breakfast bar, coffee bar, and office area with the laundry close by. So much natural light makes this home so inviting. The master suite is sure to win you over with plenty of space in the bathroom. You will enjoy the peaceful fenced in backyard with a shed for extra storage. This well maintained property also features beautiful landscaping, concrete drive and sidewalk.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1967

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Shingle roof
• Construction: Built in 1967
• Exterior features: Fenced lot; Shed(s); Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (main level and additional levels noted); Primary bedroom approx. 16 x 14 ft with egress window; Second bedroom approx. 10.08 x 9.05 ft with egress window; Third bedroom approx. 10.07 x 9.08 ft with egress window
• Flooring: Hardwood in living room and kitchen; Carpet in bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Forced air heating; Gas water heater
• Interior features: Cable available; Solid surface counters; Replacement windows; No basement
• Laundry & utility: Washer; Dryer; Dedicated laundry room (main level, approx. 8 x 4.04 ft)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-293 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (20.3% below list).
• Recommended offer: $188k (21.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#98 in IL, #1,582 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• County Of Woodford School (town): math 47% / reading 44% proficiency, ranked #75 of 620 in IL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Metamora High School (math 47% / reading 44%, grade D-, #58 of 693 statewide, top 8%, 915 students, 0% FRL).
• Market conditions: 99 active listings in the ZIP; 35 units permitted in Woodford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (5.2% local appreciation)).
• Woodford County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $157k; list at $240k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $188,147 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.23%
• DSCR: 0.77
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $171,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 W Monroe St	0.00mi	3/2.0	1,561 (0%)	0mo	$239,900	$154	100
320 W Michigan Ave	0.12mi	3/2.0	1,590 (+2%)	1mo	$245,000	$154	91
705 N Crestview Dr	0.24mi	3/2.5	1,666 (+7%)	4mo	$260,000	$156	72
503 W Mount Vernon St	0.21mi	4/1.5 (+1)	1,588 (+2%)	13mo	$175,000	$110	69
121 N Tazewell St	0.17mi	3/2.0	1,732 (+11%)	6mo	$90,000	$52	68
414 S Menard St	0.55mi	3/1.5	1,567 (+0%)	7mo	$158,000	$101	66
216 W Partridge St	0.23mi	2/1.0 (-1)	1,538 (-2%)	16mo	$161,000	$105	65
511 S Davenport St	0.62mi	2/2.0 (-1)	1,560 (-0%)	10mo	$200,500	$129	58
200 W Bertram St	0.59mi	3/2.0	1,585 (+2%)	16mo	$175,000	$110	57
906 N Niles St	0.65mi	3/2.0	1,407 (-10%)	14mo	$141,906	$101	42
314 N Morgan St	0.62mi	4/2.0 (+1)	1,776 (+14%)	13mo	$170,000	$96	33
511 Manor Dr	0.74mi	4/2.0 (+1)	1,790 (+15%)	12mo	$200,000	$112	26

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

Projected returns pro-forma

5.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.58×
• Total profit: $38,806
• Equity at exit: $138,133

10-year hold

• IRR: 10.6%
• Equity multiple: 2.98×
• Total profit: $132,772
• Equity at exit: $240,224

Cash invested: $67,172 (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 61548

• Home prices YoY: 1.5%
• Active inventory: 99
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$445 /mo · $5,344/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-293

Break-even live

Break-even rent $2,283

Max offer price $188,147

Occupancy floor —

Sensitivity live

Price	-10% $-157	-5% $-225	+0% $-293	+5% $-361	+10% $-429
Rent	-10% $-444	-5% $-368	+0% $-293	+5% $-217	+10% $-142
Rate	-1.0pp $-172	-0.5pp $-232	base $-293	+0.5pp $-355	+1.0pp $-418

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-18
   status Pending
2. 2026-05-14
   listed $239,900 Active
3. 2026-05-05
   historical $239,900
4. 2024-06-24
   soldstatus $157,333
5. 2024-06-17
   soldstatus $236,000 Closed 570-char remark

   Show marketing remark (570 chars)

   Welcome home to this 3 bedroom, 2 bathroom Ranch home with a fabulous open floor plan. Hardwood floors throughout the main living area. Kitchen features are Corian countertops, subway back splash, breakfast bar, coffee bar, and office area with the laundry close by. So much natural light makes this home so inviting. The master suite is sure to win you over with plenty of space in the bathroom. You will enjoy the peaceful fenced in backyard with a shed for extra storage. This well maintained property also features beautiful landscaping, concrete drive and sidewalk.

6. 2024-05-11
   status Pending 570-char remark

   Show marketing remark (570 chars)

   Welcome home to this 3 bedroom, 2 bathroom Ranch home with a fabulous open floor plan. Hardwood floors throughout the main living area. Kitchen features are Corian countertops, subway back splash, breakfast bar, coffee bar, and office area with the laundry close by. So much natural light makes this home so inviting. The master suite is sure to win you over with plenty of space in the bathroom. You will enjoy the peaceful fenced in backyard with a shed for extra storage. This well maintained property also features beautiful landscaping, concrete drive and sidewalk.

7. 2024-05-09
   listed $215,000 Active 570-char remark

   Show marketing remark (570 chars)

   Welcome home to this 3 bedroom, 2 bathroom Ranch home with a fabulous open floor plan. Hardwood floors throughout the main living area. Kitchen features are Corian countertops, subway back splash, breakfast bar, coffee bar, and office area with the laundry close by. So much natural light makes this home so inviting. The master suite is sure to win you over with plenty of space in the bathroom. You will enjoy the peaceful fenced in backyard with a shed for extra storage. This well maintained property also features beautiful landscaping, concrete drive and sidewalk.

8. 2021-08-06
   historical
9. 2021-08-06
   historical
10. 2021-08-06
    historical
11. 2018-12-03
    soldstatus $153,000
12. 2016-03-02
    soldstatus $165,000
13. 2001-08-28
    soldstatus $97,500
14. 2001-08-28
    soldstatus $97,500
15. 2001-04-09
    listed $119,000

ⓘ 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: $5,344 · $445/mo
• Projected year-2 tax: $5,395 · $450/mo
• Expected delta: +$51/yr (+$4/mo · 0.9%)

ⓘ 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 100% 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: $22,943
• − Mortgage interest: −$13,438
• − Property taxes: −$5,344
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$6,979
• Taxable loss: −$7,689
• Est. tax savings @ 24.0%: +$1,845
• After-tax cash flow: $-1,670/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: County Of Woodford School
• NCES district ID: 1725770
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $72,248
• Composite: 41.2/100
• National rank: #3540
• State rank: #75 of 620 in IL

Livability — Metamora

• Score: 81/100
• State rank: #98
• US rank: #1582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metamora, IL
• Population (ZIP): 12,165

Population outlook (Woodford County) Hauer SSP2

• Today (2025): 39,897 people
• By 2030: 40,038 · +0.4%
• By 2040: 39,745 · -0.4%
• By 2050: 38,585 · -3.3%
• By 2075: 34,769 · -12.9%
• By 2100: 27,616 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 3% Portuguese 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Woodford

• 2024 margin: Solid R (+42.0) · D 28.2% · R 70.3% · Other 1.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -26.6pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+40.2 2016: R+41.8 2012: R+39.2 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.15%
• Current HPI: 345.14
• 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

+101.6% since first listed

15 events — show timeline

• 2026-05-18 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-14 Listed $239,900 RMLSA as Distributed by MLS Grid
• 2026-05-05 Coming Soon $239,900 RMLSA as Distributed by MLS Grid
• 2024-06-24 Sold (Public Records) $157,333 Public Records
• 2024-06-17 Sold (MLS) $236,000 RMLSA as Distributed by MLS Grid
• 2024-05-11 Pending — RMLSA as Distributed by MLS Grid
• 2024-05-09 Listed $215,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-12-03 Sold (Public Records) $153,000 Public Records
• 2016-03-02 Sold (Public Records) $165,000 Public Records
• 2001-08-28 Sold (Public Records) $97,500 Public Records
• 2001-08-28 Sold (MLS) $97,500 RMLSA as Distributed by MLS Grid
• 2001-04-09 Listed $119,000 RMLSA as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2024): $5,344 · +10.0% YoY. Source: county tax records.