1808 Roosevelt · Eldorado, IL 62930

$12,500

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 14 Days on market

Built 1940

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Bring your ideas and plans for this two story craftsman style home located across from the middle school Structure: This is a single-family home . Parcel Information: The property is identified by parcel number 04219502 . Nearby Schools: The home is located within close proximity to several schools, including Eldorado Middle School (approx. 0.3 miles) and Eldorado High School (approx. 0.4 miles) . The property at 1808 Roosevelt Ave, Eldorado, IL 62930 is a two-story, single-family home currently positioned as a "fixer-upper" opportunity . Being sold as-is, it is priced to reflect the need for significant rehabilitation and modernization . Property Features & Details Structur

Key facts

• Garage
• Built 1940
• Listed 14 days

Property features AI

Exterior

• Parking: Includes a garage
• Utilities: Public water; Public sewer; Single phase electric; Cable available
• Home design: Single-family residential; Two levels
• Construction: Frame construction
• Exterior features: Front yard

Interior

• Bedrooms: Three bedrooms total, with one on the main level and two on the upper level
• Bathrooms: Two full bathrooms; one full bathroom on the main level and one full bathroom on the upper level
• Heating & cooling: No heating; No cooling
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Cap rate 104.4% vs local median 9.5% in Eldorado — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#658 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, crime D-, amenities F.
• Eldorado CUSD 4 (town): math 11% / reading 19% proficiency, ranked #526 of 620 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $86 of loan paydown is wiped out by about $375 of value loss. Plan a longer hold.
• Saline County population projected at -16% 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $12,500

Questions for the listing agent

1. Built in 1940 — 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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 11.22% ✓
• Cap rate: 104.40%
• Cash-on-cash: 350.40%
• DSCR: 16.59
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $54,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1808 Roosevelt	0.00mi	3/2.0	1,200 (0%)	0mo	$12,500	$10	100
2010 1st St	0.09mi	2/2.0 (-1)	1,061 (-12%)	5mo	$85,000	$80	67
1163 First	0.29mi	2/1.5 (-1)	1,100 (-8%)	5mo	$29,750	$27	62
1220 Lincoln St	0.25mi	3/1.0	1,064 (-11%)	8mo	$50,000	$47	58
1151 1st St	0.32mi	2/2.0 (-1)	1,104 (-8%)	14mo	$42,000	$38	56
1508 Fisk St	0.21mi	2/1.0 (-1)	1,080 (-10%)	12mo	$10,000	$9	55
1020 State St	0.39mi	2/1.5 (-1)	1,296 (+8%)	15mo	$58,750	$45	49
2045 State St	0.38mi	3/2.0	1,333 (+11%)	20mo	$105,000	$79	48
2200 Pine St	0.27mi	2/2.0 (-1)	1,341 (+12%)	19mo	$52,000	$39	47
550 Old Broughton Rd	0.47mi	2/2.0 (-1)	1,043 (-13%)	5mo	$70,000	$67	47
2424 Jones St	0.63mi	3/1.0	1,296 (+8%)	12mo	$134,000	$103	44
2503 Upchurch St	0.64mi	2/2.0 (-1)	1,064 (-11%)	10mo	$45,000	$42	38

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: —
• Equity multiple: 19.02×
• Total profit: $63,087
• Equity at exit: $1,864

10-year hold

• IRR: —
• Equity multiple: 40.67×
• Total profit: $138,836
• Equity at exit: $1,081

Cash invested: $3,500 (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 62930

• Active inventory: 46
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$66
• Tax est. 1.5%: −$16 /mo · $188/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $1,022

Break-even live

Break-even rent $109

Max offer price $12,500

Occupancy floor 22%

Sensitivity live

Price	-10% $1,031	-5% $1,026	+0% $1,022	+5% $1,018	+10% $1,013
Rent	-10% $911	-5% $967	+0% $1,022	+5% $1,077	+10% $1,133
Rate	-1.0pp $1,028	-0.5pp $1,025	base $1,022	+0.5pp $1,019	+1.0pp $1,015

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: $3,125
• Closing costs: $375
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-17
   listed $12,500 Active
3. 2026-04-17
   historical $12,500

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,836
• − Mortgage interest: −$700
• − Property taxes: −$188
• − Insurance: −$62
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$364
• Taxable income: $12,829
• Est. tax owed @ 24.0%: −$3,079
• After-tax cash flow: $9,185/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: Eldorado CUSD 4
• NCES district ID: 1713660
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $36,707
• Composite: 12.47/100
• National rank: #9627
• State rank: #526 of 620 in IL

Livability — Eldorado

• Score: 65/100
• State rank: #658
• US rank: #13492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldorado, IL
• Population (ZIP): 5,763

Population outlook (Saline County) Hauer SSP2

• Today (2025): 23,915 people
• By 2030: 23,262 · -2.7%
• By 2040: 21,775 · -8.9%
• By 2050: 20,098 · -16.0%
• By 2075: 15,234 · -36.3%
• By 2100: 10,302 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea, Vietnam
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+49.0) · D 24.8% · R 73.8% · Other 1.3%
• 2008→2024 swing: -40.1pp toward R · 2008: -8.9pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.9 2016: R+50.7 2012: R+29.0 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.64%
• Current HPI: 75.0826
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-01 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Listed $12,500 MARIS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $12,500 MARIS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $746 · +1.7% YoY. Source: county tax records.