625 W Washington St · Blandinsville, IL 61420

$39,900

2 bd · 1.0 ba · 1,007 sqft · SingleFamily public records · 121 Days on market

Built 1920 $40/sqft · at area comps Est $67k · 40% under

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Why this score? — see what drove the A- 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 +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

The highlight here is a 24x27 metal building with a concrete floor, as well as a gas hookup for a heater. There's also a 24x32 shed and an oversized 14x24 garage. The house features laundry hookups on the main level, a master bath, and two bonus rooms. All this at an affordable price.

Key facts

• Shed
• Master bath
• Gas hookup

Tags

• METAL BUILDING
• CONCRETE FLOOR
• GAS HOOKUP
• SHED
• LAUNDRY HOOKUPS
• MASTER BATH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($932 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#916 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, crime D-.
• West Prairie CUSD 103 (rural): math 20% / reading 23% proficiency, ranked #408 of 620 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $749 appreciation (1.9% local appreciation)).
• At projected returns (1.9% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1920 — 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: 2.33% ✓
• Cap rate: 20.32%
• Cash-on-cash: 50.10%
• DSCR: 3.23
• GRM: 3.6

CMA / ARV

• ARV (median comp): $66,843
• List price: $39,900
• Delta: -40.31%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 W Mound St	0.74mi	2/1.0	1,064 (+6%)	2mo	$120,000	$113	54
740 S Jackson St	0.53mi	1/1.0 (-1)	880 (-13%)	18mo	$13,000	$15	34

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

Projected returns pro-forma

1.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.9%
• Equity multiple: 3.88×
• Total profit: $32,210
• Equity at exit: $15,476

10-year hold

• IRR: 54.6%
• Equity multiple: 7.81×
• Total profit: $76,066
• Equity at exit: $22,087

Cash invested: $11,172 (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 61420

• Home prices YoY: 1.5%
• Active inventory: 6
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $932 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $466

Break-even live

Break-even rent $341

Max offer price $39,900

Occupancy floor 45%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   status $39,900 Pending 121 DOM
2. 2026-06-12
   days on market $39,900 Active 121 DOM
3. 2026-06-09
   days on market $39,900 Active 118 DOM
4. 2026-06-08
   days on market $39,900 Active 117 DOM
5. 2026-06-07
   days on market $39,900 Active 116 DOM
6. 2026-06-05
   days on market $39,900 Active 114 DOM
7. 2026-06-04
   days on market $39,900 Active 112 DOM
8. 2026-06-02
   days on market $39,900 Active 111 DOM
9. 2026-06-01
   days on market $39,900 Active 110 DOM
10. 2026-05-31
    days on market $39,900 Active 109 DOM
11. 2026-05-31
    days on market $39,900 Active 108 DOM
12. 2026-02-11
    listed $39,900 Active 285-char remark

    Show marketing remark (285 chars)

    The highlight here is a 24x27 metal building with a concrete floor, as well as a gas hookup for a heater. There's also a 24x32 shed and an oversized 14x24 garage. The house features laundry hookups on the main level, a master bath, and two bonus rooms. All this at an affordable price.

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$191/yr (+$16/mo · 36.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,180
• − Mortgage interest: −$2,235
• − Property taxes: −$524
• − Insurance: −$200
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$1,161
• Taxable income: $5,272
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $4,332/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: West Prairie CUSD 103
• NCES district ID: 1700314
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $44,721
• Composite: 18.65/100
• National rank: #8890
• State rank: #408 of 620 in IL

Livability — Blandinsville

• Score: 61/100
• State rank: #916
• US rank: #17770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blandinsville, IL
• City population: 1,034
• Population (ZIP): 1,034

Population outlook (McDonough County) Hauer SSP2

• Today (2025): 33,242 people
• By 2030: 33,318 · +0.2%
• By 2040: 33,520 · +0.8%
• By 2050: 33,630 · +1.2%
• By 2075: 33,657 · +1.2%
• By 2100: 33,127 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Asian 1%
• Common ancestry: Italian 7% Iranian 2% Slovak 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · McDonough

• 2024 margin: R (+18.9) · D 39.7% · R 58.5% · Other 1.8%
• 2008→2024 swing: -24.4pp toward R · 2008: 5.6pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+16.6 2016: R+11.7 2012: R+1.5 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.88%
• Current HPI: 128.4296
• 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

1 event — show timeline

• 2026-02-11 Listed $39,900 RMLSA as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2024): $524 · -0.5% YoY. Source: county tax records.