611 Daniels St · Wilmington, IL 60481

$129,000

2 bd · 1.0 ba · 1,100 sqft · Other · 76 Days on market

$117/sqft · 26% below area Est $175k · 26% under

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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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this 2 bedroom home with a Nice Size back yard. Close to shopping, Restaurants, and the Stevens, Intermediate & Jr. High School. Priced Right!

Key facts

• Size yard
• Close to stevens
• 2 parking spots

Tags

• SIZE YARD
• CLOSE TO STEVENS
• CLOSE TO INTERMEDIATE
• CLOSE TO JR HIGH SCHOOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $152 ($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 $122k (5.6% below list).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#252 in IL, #4,676 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Wilmington CUSD 209U (town): math 35% / reading 48% proficiency, ranked #127 of 620 in IL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 81 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.94% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $175,185
• List price: $129,000
• Delta: -26.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-11,276
• Equity at exit: $19,234

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,491
• Equity at exit: $11,154

Cash invested: $36,120 (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 60481

• Active inventory: 81
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $152

Break-even live

Break-even rent $1,026

Max offer price $129,000

Occupancy floor 83%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 S Joliet St Wilmington, IL	2.0	1.0	800	$1,225	$1.53	1d	1	0.41mi
103 S Joliet St Unit 1 Wilmington, IL	2.0	1.0	800	$1,225	$1.53	16d	1	0.42mi
206 N Water St Unit 2 Wilmington, IL	1.0	1.0	1000	$1,200	$1.20	19d	1	0.62mi

Listing history 15 events

1. 2026-06-18
   days on market $129,000 Active 76 DOM
2. 2026-06-17
   days on market $129,000 Active 75 DOM
3. 2026-06-16
   days on market $129,000 Active 74 DOM
4. 2026-06-15
   pricedays on market $129,000 Active 73 DOM
5. 2026-06-13
   days on market $135,000 Active 71 DOM
6. 2026-06-13
   days on market $135,000 Active 70 DOM
7. 2026-06-09
   days on market $135,000 Active 67 DOM
8. 2026-06-08
   days on market $135,000 Active 66 DOM
9. 2026-06-07
   days on market $135,000 Active 65 DOM
10. 2026-06-04
    days on market $135,000 Active 62 DOM
11. 2026-06-03
    days on market $135,000 Active 61 DOM
12. 2026-06-02
    days on market $135,000 Active 60 DOM
13. 2026-06-01
    days on market $135,000 Active 59 DOM
14. 2026-05-31
    days on market $135,000 Active 58 DOM
15. 2026-04-01
    listed $135,000 Active 166-char remark

    Show marketing remark (166 chars)

    Don't miss out on this 2 bedroom home with a Nice Size back yard. Close to shopping, Restaurants, and the Stevens, Intermediate & Jr. High School. Priced Right!

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $1,944 · $162/mo
• Expected delta: +$984/yr (+$82/mo · 102.5%)

ⓘ 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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,611
• − Mortgage interest: −$7,226
• − Property taxes: −$960
• − Insurance: −$645
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$3,753
• Taxable loss: −$310
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $1,894/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: Wilmington CUSD 209U
• NCES district ID: 1742630
• Math proficiency: 35% ▼ -3.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $58,261
• Composite: 36.48/100
• National rank: #4654
• State rank: #127 of 620 in IL

Livability — Wilmington

• Score: 74/100
• State rank: #252
• US rank: #4676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington, IL
• Population (ZIP): 11,277

Population outlook (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -224.12%
• Current HPI: 230.6346
• 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

• 2026-04-01 Listed $135,000 MRED as Distributed by MLS Grid

Property tax history

-3.8%/yr

Latest (2024): $960 · -2.2% YoY. Source: county tax records.