24 W Division St · Amboy, IL 61310

$77,000

3 bd · 1.5 ba · 1,155 sqft · SingleFamily public records · 1 Days on market

Built 1886 9,313 sqft lot Est $94k · 18% under

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained property that offers the perfect blend of comfort and Spacious living. , Conveniently located near schools, shopping and dining. The large fenced backyard is ideal for relaxing or entertaining. 6-year-old central Air, Patio enclosed screened porch, 1st floor laundry, large detached 2 car garage, call for an appointment.

Key facts

• 1st floor laundry
• Fenced backyard
• Central air

Tags

• FENCED BACKYARD
• ENCLOSED SCREENED PORCH
• CENTRAL AIR
• 1ST FLOOR LAUNDRY

Property features AI

Finance

• Other: Possession at closing; Earnest money is held
• HOA & community: No master association fee required

Exterior

• Parking: Detached owned garage; Two garage spaces; Six total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Property over 100 years old; Built before 1978
• Construction: Other construction materials
• Exterior features: Lot dimensions approximately 81 x 115; Lot under 0.25 acre; Street lights in neighborhood

Interior

• Kitchen: Kitchen on main level (14 x 14)
• Bedrooms: Three bedrooms (master bedroom on second level; two additional bedrooms on second level — 11 x 10 and 14 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Six total rooms; Full unfinished basement
• Laundry & utility: Laundry area in kitchen with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).

Location & tenants

• Location reads 71/100 on livability (#347 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Amboy CUSD 272 (rural): math 22% / reading 26% proficiency, ranked #354 of 620 in IL (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 43 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lee County population projected at -23% 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,000

Questions for the listing agent

1. Built in 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.02%
• DSCR: 1.76
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $93,555
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 W Provost St	0.25mi	3/1.0	1,144 (-1%)	5mo	$140,000	$122	81
302 W Division St	0.31mi	2/1.0 (-1)	1,176 (+2%)	1mo	$94,900	$81	75
123 W Main St	0.28mi	3/2.0	1,148 (-1%)	21mo	$158,000	$138	66
314 W Division St	0.33mi	2/1.0 (-1)	1,104 (-4%)	7mo	$18,500	$17	64
15 W Main St	0.21mi	2/1.5 (-1)	1,304 (+13%)	17mo	$92,000	$71	50
330 S Washington Ave	0.38mi	2/1.0 (-1)	1,223 (+6%)	20mo	$51,000	$42	49
390 N East Ave N	0.46mi	2/1.0 (-1)	1,261 (+9%)	10mo	$22,500	$18	48
515 E Main St	0.52mi	2/1.0 (-1)	1,061 (-8%)	11mo	$134,000	$126	46
302 N East Ave	0.37mi	2/1.0 (-1)	1,040 (-10%)	22mo	$125,000	$120	41

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $7,037
• Equity at exit: $11,481

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $31,355
• Equity at exit: $6,658

Cash invested: $21,560 (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 61310

• Home prices YoY: -32.8%
• Active inventory: 13
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$127 /mo · $1,526/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $306

Break-even live

Break-even rent $713

Max offer price $77,000

Occupancy floor 67%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-31
   status $77,000 Pending 1 DOM
2. 2026-05-29
   listed $77,000 Active
3. 2019-12-31
   historical
4. 2019-10-31
   price
5. 2019-10-09
   price
6. 2019-09-26
   price
7. 2019-09-14
   listed New

ⓘ 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: $1,526 · $127/mo
• Projected year-2 tax: $1,637 · $136/mo
• Expected delta: +$111/yr (+$9/mo · 7.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,198
• − Mortgage interest: −$4,313
• − Property taxes: −$1,526
• − Insurance: −$385
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,240
• Taxable income: $2,622
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $3,041/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: Amboy CUSD 272
• NCES district ID: 1703690
• Math proficiency: 22% ▲ 3.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $47,769
• Composite: 21.01/100
• National rank: #8454
• State rank: #354 of 620 in IL

Livability — Amboy

• Score: 71/100
• State rank: #347
• US rank: #7034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amboy, IL
• Population (ZIP): 3,532

Population outlook (Lee County) Hauer SSP2

• Today (2025): 31,636 people
• By 2030: 30,091 · -4.9%
• By 2040: 27,007 · -14.6%
• By 2050: 24,264 · -23.3%
• By 2075: 19,373 · -38.8%
• By 2100: 14,639 · -53.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Romanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+22.2) · D 37.9% · R 60.2% · Other 1.9%
• 2008→2024 swing: -19.2pp toward R · 2008: -3.0pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+19.6 2016: R+20.4 2012: R+7.3 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.91%
• Current HPI: 137.3206
• 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

6 events — show timeline

• 2026-05-29 Listed $77,000 MRED as Distributed by MLS Grid
• 2019-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2019-10-31 Price Changed — MRED as Distributed by MLS Grid
• 2019-10-09 Price Changed — MRED as Distributed by MLS Grid
• 2019-09-26 Price Changed — MRED as Distributed by MLS Grid
• 2019-09-14 Listed — MRED as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2024): $1,526 · +15.1% YoY. Source: county tax records.