109 S Broadway St · Hoffman, IL 62250

$148,500

6 bd · 1.0 ba · 2,157 sqft · SingleFamily public records · 176 Days on market

Built 1939 0.45 ac lot ↓ 16% since listing

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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 +18.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +5.8/10.0
• 1% rule +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Spacious well maintained 1.5 story solid home situated on a sizable .45-acre parcel with alley access and plenty of off-street parking. The nice size eat-in kitchen, adjacent large formal dining and living room with fireplace will accommodate those memorable family gatherings. Also included on the main level are two bedrooms and full bath. The upper level offers four additional bedrooms or possible storage space. The utilities including HVAC and water heater are located in the full unfinished basement. Exterior features include a 20'x22' steel carport and 12'x16' storage shed.

Key facts

• Sizable parcel
• Alley access
• Formal dining

Tags

• SIZABLE PARCEL
• ALLEY ACCESS
• OFF-STREET PARKING
• EAT-IN KITCHEN
• FORMAL DINING
• LIVING ROOM WITH FIREPLACE

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (8.9% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,004 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment C-, schools D-, crime D-.
• Carlyle CUSD 1 (town): math 18% / reading 30% proficiency, ranked #351 of 620 in IL (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP; 64 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.4% local appreciation)).
• Clinton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 176 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
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: 0.91% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.54×
• Total profit: $22,311
• Equity at exit: $62,089

10-year hold

• IRR: 12.4%
• Equity multiple: 2.75×
• Total profit: $72,576
• Equity at exit: $92,193

Cash invested: $41,580 (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 62250

• Home prices YoY: 2.2%
• Active inventory: 2
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$779
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $139

Break-even live

Break-even rent $1,177

Max offer price $148,500

Occupancy floor 85%

Sensitivity live

Price	-10% $223	-5% $181	+0% $139	+5% $97	+10% $55
Rent	-10% $32	-5% $86	+0% $139	+5% $193	+10% $246
Rate	-1.0pp $214	-0.5pp $177	base $139	+0.5pp $101	+1.0pp $62

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: $37,125
• Closing costs: $4,455
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $148,500 Active 176 DOM
2. 2026-06-18
   days on market $148,500 Active 174 DOM
3. 2026-06-17
   pricedays on market $148,500 Active 173 DOM
4. 2026-06-16
   days on market $159,000 Active 172 DOM
5. 2026-06-15
   days on market $159,000 Active 171 DOM
6. 2026-06-13
   days on market $159,000 Active 169 DOM
7. 2026-06-12
   days on market $159,000 Active 168 DOM
8. 2026-06-09
   days on market $159,000 Active 165 DOM
9. 2026-06-08
   days on market $159,000 Active 164 DOM
10. 2026-06-07
    days on market $159,000 Active 163 DOM
11. 2026-06-04
    days on market $159,000 Active 159 DOM
12. 2026-06-02
    days on market $159,000 Active 158 DOM
13. 2026-06-01
    days on market $159,000 Active 157 DOM
14. 2026-05-31
    days on market $159,000 Active 156 DOM
15. 2026-05-31
    days on market $159,000 Active 155 DOM
16. 2026-05-05
    price $159,000

    Show marketing remark (583 chars)

    Spacious well maintained 1.5 story solid home situated on a sizable .45-acre parcel with alley access and plenty of off-street parking. The nice size eat-in kitchen, adjacent large formal dining and living room with fireplace will accommodate those memorable family gatherings. Also included on the main level are two bedrooms and full bath. The upper level offers four additional bedrooms or possible storage space. The utilities including HVAC and water heater are located in the full unfinished basement. Exterior features include a 20'x22' steel carport and 12'x16' storage shed.

17. 2026-05-05
    price $159,000 583-char remark

    Show marketing remark (583 chars)

    Spacious well maintained 1.5 story solid home situated on a sizable .45-acre parcel with alley access and plenty of off-street parking. The nice size eat-in kitchen, adjacent large formal dining and living room with fireplace will accommodate those memorable family gatherings. Also included on the main level are two bedrooms and full bath. The upper level offers four additional bedrooms or possible storage space. The utilities including HVAC and water heater are located in the full unfinished basement. Exterior features include a 20'x22' steel carport and 12'x16' storage shed.

18. 2026-03-19
    price $169,500

    Show marketing remark (583 chars)

    Spacious well maintained 1.5 story solid home situated on a sizable .45-acre parcel with alley access and plenty of off-street parking. The nice size eat-in kitchen, adjacent large formal dining and living room with fireplace will accommodate those memorable family gatherings. Also included on the main level are two bedrooms and full bath. The upper level offers four additional bedrooms or possible storage space. The utilities including HVAC and water heater are located in the full unfinished basement. Exterior features include a 20'x22' steel carport and 12'x16' storage shed.

19. 2026-03-19
    price $169,500 583-char remark

    Show marketing remark (583 chars)

    Spacious well maintained 1.5 story solid home situated on a sizable .45-acre parcel with alley access and plenty of off-street parking. The nice size eat-in kitchen, adjacent large formal dining and living room with fireplace will accommodate those memorable family gatherings. Also included on the main level are two bedrooms and full bath. The upper level offers four additional bedrooms or possible storage space. The utilities including HVAC and water heater are located in the full unfinished basement. Exterior features include a 20'x22' steel carport and 12'x16' storage shed.

20. 2026-02-11
    price $179,500

    Show marketing remark (583 chars)

    Spacious well maintained 1.5 story solid home situated on a sizable .45-acre parcel with alley access and plenty of off-street parking. The nice size eat-in kitchen, adjacent large formal dining and living room with fireplace will accommodate those memorable family gatherings. Also included on the main level are two bedrooms and full bath. The upper level offers four additional bedrooms or possible storage space. The utilities including HVAC and water heater are located in the full unfinished basement. Exterior features include a 20'x22' steel carport and 12'x16' storage shed.

21. 2026-02-11
    price $179,500 583-char remark

    Show marketing remark (583 chars)

    Spacious well maintained 1.5 story solid home situated on a sizable .45-acre parcel with alley access and plenty of off-street parking. The nice size eat-in kitchen, adjacent large formal dining and living room with fireplace will accommodate those memorable family gatherings. Also included on the main level are two bedrooms and full bath. The upper level offers four additional bedrooms or possible storage space. The utilities including HVAC and water heater are located in the full unfinished basement. Exterior features include a 20'x22' steel carport and 12'x16' storage shed.

22. 2025-12-30
    listed $189,000 Active
23. 2025-12-24
    listed $189,000 Active 583-char remark

    Show marketing remark (583 chars)

    Spacious well maintained 1.5 story solid home situated on a sizable .45-acre parcel with alley access and plenty of off-street parking. The nice size eat-in kitchen, adjacent large formal dining and living room with fireplace will accommodate those memorable family gatherings. Also included on the main level are two bedrooms and full bath. The upper level offers four additional bedrooms or possible storage space. The utilities including HVAC and water heater are located in the full unfinished basement. Exterior features include a 20'x22' steel carport and 12'x16' storage shed.

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $2,221 · $185/mo
• Expected delta: +$1,150/yr (+$96/mo · 107.4%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,238
• − Mortgage interest: −$8,318
• − Property taxes: −$1,071
• − Insurance: −$742
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$4,320
• Taxable loss: −$812
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $1,865/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: Carlyle CUSD 1
• NCES district ID: 1708460
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 30% ▼ -16.00%
• Median HH income: $50,003
• Composite: 21.18/100
• National rank: #8421
• State rank: #351 of 620 in IL

Livability — Hoffman

• Score: 60/100
• State rank: #1004
• US rank: #19282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoffman, IL
• City population: 627
• Population (ZIP): 627

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 37,663 people
• By 2030: 37,194 · -1.2%
• By 2040: 35,566 · -5.6%
• By 2050: 32,950 · -12.5%
• By 2075: 26,403 · -29.9%
• By 2100: 19,267 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+51.8) · D 23.1% · R 75.0% · Other 1.9%
• 2008→2024 swing: -42.0pp toward R · 2008: -9.8pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.1 2016: R+49.0 2012: R+30.0 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.43%
• Current HPI: 111.955
• 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

-15.9% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $159,000 MARIS as Distributed by MLS Grid
• 2026-05-05 Price Changed $159,000 MRED as Distributed by MLS Grid
• 2026-03-19 Price Changed $169,500 MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $169,500 MRED as Distributed by MLS Grid
• 2026-02-11 Price Changed $179,500 MARIS as Distributed by MLS Grid
• 2026-02-11 Price Changed $179,500 MRED as Distributed by MLS Grid
• 2025-12-30 Listed $189,000 MARIS as Distributed by MLS Grid
• 2025-12-24 Listed $189,000 MRED as Distributed by MLS Grid

Property tax history

-1.8%/yr

Latest (2024): $1,071 · -3.5% YoY. Source: county tax records.