607 S Broadway · Waltonville, IL 62894

$74,500

3 bd · 1.0 ba · 1,480 sqft · SingleFamily · 146 Days on market

Built 1920 6,750 sqft lot $50/sqft · 28% below area Est $104k · 28% 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 +5.0/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy Affordable Home - $84,500 Welcome to your new opportunity! This charming home features 2 bedrooms plus a large additional room that could easily serve as a 3rd bedroom to fit your needs. The kitchen opens to the family room, creating a functional and inviting space for everyday living and entertaining. Enjoy your morning in the living room with a large front window that fills the space with natural light. Practical living is made easy with a spacious utility room, perfect for laundry and extra storage. Recent upgrades include a newer gas furnace, central air, and hot water heater, giving you comfort and peace of mind. Outside you'll find an oversized detached carport and a large storage building - excellent for toys, tools, or hobby space. Located just minutes from scenic Rend Lake, this property offers small-town convenience with a rural setting. Whether you're looking for a great rental investment or an Airbnb opportunity, this home's location near outdoor recreation makes it highly marketable. While some updates may be desired, at $84,500, you can afford to personalize this home and add value.

Key facts

• Hot water heater
• Newer gas furnace
• Central air

Tags

• LARGE ADDITIONAL ROOM
• SPACIOUS UTILITY ROOM
• NEWER GAS FURNACE
• CENTRAL AIR
• HOT WATER HEATER
• OVERSIZED DETACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,072 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime D-.
• Waltonville CUSD 1 (rural): math 25% / reading 50% proficiency, ranked #370 of 919 in IL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 6 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($515 loan paydown + $2k appreciation (3.0% local appreciation)).
• Jefferson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $65,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 F-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: 1.50% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.30%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $104,094
• List price: $74,500
• Delta: -28.43%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 W Main St	0.23mi	4/2.0 (+1)	1,440 (-3%)	7mo	$121,500	$84	70
211 W Union St	0.39mi	3/2.0	1,680 (+14%)	23mo	$169,000	$101	36

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: 27.6%
• Equity multiple: 2.56×
• Total profit: $32,569
• Equity at exit: $33,498

10-year hold

• IRR: 28.1%
• Equity multiple: 4.98×
• Total profit: $82,934
• Equity at exit: $51,625

Cash invested: $20,860 (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 62894

• Active inventory: 4
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,118/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $370

Break-even live

Break-even rent $652

Max offer price $74,500

Occupancy floor 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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $74,500 Active 146 DOM
2. 2026-06-17
   days on market $74,500 Active 145 DOM
3. 2026-06-16
   days on market $74,500 Active 144 DOM
4. 2026-06-15
   days on market $74,500 Active 143 DOM
5. 2026-06-13
   days on market $74,500 Active 141 DOM
6. 2026-06-12
   pricedays on market $74,500 Active 140 DOM
7. 2026-06-09
   days on market $84,500 Active 137 DOM
8. 2026-06-08
   days on market $84,500 Active 136 DOM
9. 2026-06-07
   days on market $84,500 Active 135 DOM
10. 2026-06-07
    days on market $84,500 Active 134 DOM
11. 2026-06-04
    days on market $84,500 Active 131 DOM
12. 2026-06-02
    days on market $84,500 Active 130 DOM
13. 2026-06-01
    days on market $84,500 Active 129 DOM
14. 2026-05-31
    days on market $84,500 Active 128 DOM
15. 2026-05-31
    days on market $84,500 Active 127 DOM
16. 2026-01-23
    listed $84,500 Active 1118-char remark

    Show marketing remark (1118 chars)

    Cozy Affordable Home - $84,500 Welcome to your new opportunity! This charming home features 2 bedrooms plus a large additional room that could easily serve as a 3rd bedroom to fit your needs. The kitchen opens to the family room, creating a functional and inviting space for everyday living and entertaining. Enjoy your morning in the living room with a large front window that fills the space with natural light. Practical living is made easy with a spacious utility room, perfect for laundry and extra storage. Recent upgrades include a newer gas furnace, central air, and hot water heater, giving you comfort and peace of mind. Outside you'll find an oversized detached carport and a large storage building - excellent for toys, tools, or hobby space. Located just minutes from scenic Rend Lake, this property offers small-town convenience with a rural setting. Whether you're looking for a great rental investment or an Airbnb opportunity, this home's location near outdoor recreation makes it highly marketable. While some updates may be desired, at $84,500, you can afford to personalize this home and add value.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,444
• − Mortgage interest: −$4,173
• − Property taxes: −$1,118
• − Insurance: −$372
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,167
• Taxable income: $3,462
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $3,611/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: Waltonville CUSD 1
• NCES district ID: 1740650
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $45,209
• Composite: 34.44/100
• National rank: #10158
• State rank: #370 of 919 in IL

Livability — Waltonville

• Score: 59/100
• State rank: #1072
• US rank: #20489

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waltonville, IL
• City population: 814
• Population (ZIP): 814

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 36,818 people
• By 2030: 35,764 · -2.9%
• By 2040: 33,649 · -8.6%
• By 2050: 31,557 · -14.3%
• By 2075: 26,055 · -29.2%
• By 2100: 19,237 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 2% Two or more races 2%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 3%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+47.8) · D 25.5% · R 73.3% · Other 1.3%
• 2008→2024 swing: -37.0pp toward R · 2008: -10.7pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+45.1 2016: R+43.2 2012: R+22.9 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-01-23 Listed $84,500 MRED as Distributed by MLS Grid

Property tax history

-3.3%/yr

Latest (2024): $45 · -6.7% YoY. Source: county tax records.