603 E Euclid Ave · Monmouth, IL 61462

$86,500

2 bd · 1.0 ba · 1,140 sqft · SingleFamily · 31 Days on market

Built 1910 4,791 sqft lot $76/sqft · 7% above area Est $81k · 7% 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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +6.5/10.0
• ARV discount +4.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Home is in move in condition and has recently been rehabbed. Recent repairs include; most interior and exterior light fixtures, some new windows, drive way, exterior and interior doors, interior paint, some electrical and plumbing, floor coverings, bath, kitchen w/ granite counter tops, central air and quite a bit more.

Key facts

• Interior paint
• Move in condition
• New windows

Tags

• MOVE IN CONDITION
• RECENTLY BEEN REHABBED
• NEW WINDOWS
• EXTERIOR AND INTERIOR DOORS
• INTERIOR PAINT
• SOME ELECTRICAL AND PLUMBING

Property features AI

Finance

• Other: Located in unincorporated area; Directions: N Main St to E Euclid Ave
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned) — 1 garage space, 1 total parking space
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Rehab completed in 2025; Property over 100 years old
• Construction: Vinyl siding with frame construction; Asphalt roof; Block foundation; Approximately 1,140 finished living area (reported)
• Exterior features: Corner, level lot (approx. 75 x 66); Lot less than 0.25 acre

Interior

• Kitchen: Kitchen on main level (15 x 13) with luxury vinyl flooring; Microwave; Range
• Bedrooms: Main-level master bedroom (12 x 13) with carpet; Second-level bedroom (17 x 11) with carpet; Additional bedrooms listed
• Flooring: Carpet in primary living areas and some bedrooms; Luxury vinyl in kitchen, dining room, and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Five total rooms; Separate dining room; Unfinished partial cellar basement
• Laundry & utility: Main-level laundry room (7 x 8) with luxury vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $86k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#372 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, employment D, amenities F.
• Monmouth-Roseville CUSD 238 (town): math 10% / reading 21% proficiency, ranked #511 of 620 in IL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lincoln Early Childhood School (354 students, 0% FRL); Central Intermediate School (math 5% / reading 20%, grade F, #545 of 665 statewide, top 83%, 311 students, 0% FRL); Monmouth-Roseville High Sch (math 22% / reading 27%, grade F, #256 of 693 statewide, top 44%, 519 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 43 units permitted in Warren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $598 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Warren County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,905 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
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: 1.15% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 7.2

CMA / ARV

• ARV (median comp): $81,111
• List price: $86,500
• Delta: 14.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 N 6th St	0.08mi	2/1.5	1,089 (-4%)	11mo	$121,500	$112	77
620 N D St	0.63mi	3/1.0 (+1)	1,142 (+0%)	2mo	$87,000	$76	64

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-4,065
• Equity at exit: $12,897

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $9,371
• Equity at exit: $7,479

Cash invested: $24,220 (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 61462

• Home prices YoY: -22.1%
• Active inventory: 13
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$454
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $156

Break-even live

Break-even rent $798

Max offer price $86,500

Occupancy floor 79%

Sensitivity live

Price	-10% $205	-5% $180	+0% $156	+5% $131	+10% $107
Rent	-10% $77	-5% $116	+0% $156	+5% $195	+10% $234
Rate	-1.0pp $199	-0.5pp $178	base $156	+0.5pp $133	+1.0pp $110

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: $21,625
• Closing costs: $2,595
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $86,500 Active 31 DOM
2. 2026-06-21
   days on market $86,500 Active 30 DOM
3. 2026-06-18
   days on market $86,500 Active 28 DOM
4. 2026-06-17
   days on market $86,500 Active 27 DOM
5. 2026-06-16
   days on market $86,500 Active 26 DOM
6. 2026-06-15
   days on market $86,500 Active 25 DOM
7. 2026-06-13
   days on market $86,500 Active 23 DOM
8. 2026-06-12
   days on market $86,500 Active 22 DOM
9. 2026-06-09
   days on market $86,500 Active 19 DOM
10. 2026-06-08
    days on market $86,500 Active 18 DOM
11. 2026-06-07
    days on market $86,500 Active 17 DOM
12. 2026-06-07
    days on market $86,500 Active 16 DOM
13. 2026-06-04
    days on market $86,500 Active 13 DOM
14. 2026-06-02
    days on market $86,500 Active 12 DOM
15. 2026-06-01
    days on market $86,500 Active 11 DOM
16. 2026-05-31
    days on market $86,500 Active 10 DOM
17. 2026-05-31
    days on market $86,500 Active 9 DOM
18. 2026-05-13
    historical
19. 2026-01-17
    status Active
20. 2026-01-17
    price
21. 2026-01-14
    historical
22. 2026-01-08
    status Active
23. 2026-01-06
    historical
24. 2026-01-05
    historical
25. 2025-12-24
    price
26. 2025-12-19
    price
27. 2025-11-20
    price
28. 2025-10-21
    price
29. 2025-09-24
    listed Active

ⓘ 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: $1,689 · $141/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$137/yr (+$11/mo · 8.1%)

ⓘ 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 · 17 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: $11,941
• − Mortgage interest: −$4,845
• − Property taxes: −$1,689
• − Insurance: −$432
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,516
• Taxable income: $547
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $1,737/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: Monmouth-Roseville CUSD 238
• NCES district ID: 1700320
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 21% ▼ -8.00%
• Median HH income: $40,228
• Composite: 13.21/100
• National rank: #9552
• State rank: #511 of 620 in IL

Livability — Monmouth

• Score: 70/100
• State rank: #372
• US rank: #7739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monmouth, IL
• City population: 10,640
• Population (ZIP): 10,640

Population outlook (Warren County) Hauer SSP2

• Today (2025): 17,168 people
• By 2030: 16,771 · -2.3%
• By 2040: 15,988 · -6.9%
• By 2050: 15,471 · -9.9%
• By 2075: 15,053 · -12.3%
• By 2100: 14,513 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 5% Black 4% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada, Philippines, United Kingdom
• Languages at home: 85% English-only · Spanish 10% Other Asian/Pacific 2% French/Haitian/Cajun 2%

Political lean MEDSL · Warren

• 2024 margin: Strong R (+25.1) · D 36.5% · R 61.6% · Other 1.9%
• 2008→2024 swing: -33.2pp toward R · 2008: 8.1pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+20.0 2016: R+16.7 2012: D+5.8 2008: D+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.51%
• Current HPI: 139.0562
• 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

13 events — show timeline

• 2026-05-20 Listed $86,500 MRED as Distributed by MLS Grid
• 2026-05-13 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-17 Relisted — MRED as Distributed by MLS Grid
• 2026-01-17 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-24 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-19 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-20 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-21 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-24 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2024): $1,689 · +4.9% YoY. Source: county tax records.