421 E Franklin St · Havana, IL 62644

$80,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily · 11 Days on market

Built 1960 10,454 sqft lot Est $86k · 7% 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 +10.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

SOLD-AS-IS Very well maintained home, Ranch style sitting on large lot, with 3 bedrooms 1 full bath on main and full bath in basement, oversized eat in kitchen, all 3 bedrooms offer hardwood flooring, full basement to finish as you need for the family. 1 stall attached garage. Sold-as-is

Key facts

• Hardwood flooring
• Large lot
• Full basement

Tags

• RANCH STYLE
• LARGE LOT
• OVERSIZED EAT IN KITCHEN
• HARDWOOD FLOORING
• FULL BASEMENT

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water and public sewer
• Home design: Single family residence; One-story main level with additional upper, lower and basement levels; Built in 1960
• Construction: Shingle roof; Total living area about 1,232 (building area total)
• Exterior features: Level lot; Lot dimensions approximately 70 x 150

Interior

• Kitchen: Kitchen on the main level (approx. 24 x 9.5)
• Bedrooms: Three bedrooms (all with egress windows); Primary bedroom approximately 12 x 11 on the main level; Second bedroom approximately 10 x 9.5 on the main level; Third bedroom approximately 10 x 10 on the main level
• Flooring: Hardwood flooring in bedrooms; Carpet in living room; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Full unfinished basement; No fireplaces
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 60/100 on livability (#989 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Havana CUSD 126 (town): math 17% / reading 22% proficiency, ranked #448 of 620 in IL (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Havana High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 279 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 36 active listings in the ZIP; 7 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mason County population projected at -30% 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 ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.56%
• DSCR: 2.00
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $86,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 E Franklin St	0.00mi	3/2.0	1,232 (0%)	1mo	$86,000	$70	100
526 E Main St	0.28mi	3/1.5	1,348 (+9%)	7mo	$122,000	$91	63
855 N Broadway St	0.46mi	3/1.0	1,216 (-1%)	12mo	$69,900	$57	63
321 E Mound St	0.25mi	3/3.0	1,342 (+9%)	12mo	$115,000	$86	59
740 E Laurel Ave	0.53mi	3/1.0	1,176 (-4%)	8mo	$82,500	$70	57
309 N Pearl St	0.23mi	2/1.0 (-1)	1,059 (-14%)	1mo	$61,000	$58	56
118 W Clark St	0.39mi	2/1.0 (-1)	1,120 (-9%)	8mo	$115,000	$103	51
869 N Pearl St	0.44mi	3/1.5	1,120 (-9%)	15mo	$38,000	$34	50
711 N Plum St	0.41mi	3/1.5	1,376 (+12%)	14mo	$71,500	$52	48
469 S Plum St	0.71mi	3/1.0	1,136 (-8%)	15mo	$89,000	$78	37
525 S Pearl St	0.72mi	2/1.0 (-1)	1,396 (+13%)	6mo	$81,000	$58	30
519 S Promenade St	0.64mi	2/1.0 (-1)	1,080 (-12%)	19mo	$39,500	$37	25

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: 15.5%
• Equity multiple: 1.62×
• Total profit: $13,934
• Equity at exit: $11,928

10-year hold

• IRR: 24.2%
• Equity multiple: 3.10×
• Total profit: $46,992
• Equity at exit: $6,917

Cash invested: $22,400 (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 62644

• Home prices YoY: -14.0%
• Active inventory: 36
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$197 /mo · $2,368/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $421

Break-even live

Break-even rent $823

Max offer price $80,000

Occupancy floor 64%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-20
   status Pending
2. 2026-04-09
   listed $80,000 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: $2,368 · $197/mo
• Projected year-2 tax: $2,368 · $197/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 19 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: $16,273
• − Mortgage interest: −$4,481
• − Property taxes: −$2,368
• − Insurance: −$400
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$2,327
• Taxable income: $4,092
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $4,071/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: Havana CUSD 126
• NCES district ID: 1718510
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 22% ▼ -16.00%
• Median HH income: $39,881
• Composite: 16.52/100
• National rank: #9181
• State rank: #448 of 620 in IL

Livability — Havana

• Score: 60/100
• State rank: #989
• US rank: #19077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Havana, IL
• City population: 4,657
• Population (ZIP): 4,657

Population outlook (Mason County) Hauer SSP2

• Today (2025): 12,087 people
• By 2030: 11,283 · -6.7%
• By 2040: 9,766 · -19.2%
• By 2050: 8,421 · -30.3%
• By 2075: 5,785 · -52.1%
• By 2100: 3,888 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+42.2) · D 27.8% · R 70.1% · Other 2.1%
• 2008→2024 swing: -48.1pp toward R · 2008: 5.9pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+39.5 2016: R+31.8 2012: R+6.3 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.81%
• Current HPI: 115.1077
• 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

2 events — show timeline

• 2026-04-20 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-09 Listed $80,000 RMLSA as Distributed by MLS Grid

Property tax history

+14.0%/yr

Latest (2023): $2,368 · +441.4% YoY. Source: county tax records.