209 W C St · Alpha, IL 61413

$72,500

2 bd · 1.0 ba · 716 sqft · SingleFamily public records · 4 Days on market

Built 1910 7,405 sqft lot Est $77k · 6% 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 +10.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.8/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ON A SHOE STRING BUDGET want a beginning or empty nester home, or perhaps a nice rental property, then look at this home on dead end street in Alpha. Has oversized heated & cooled 2 c garage and private backyard. According to heirs, roof stripped 2003' vinyl siding and gutters '23; CA 1997; 40 gal gas water heater '08; 100 amp circuit breaker '07. Bath exhaust fan replaced March '10When purchased it was stated that there are hardwood floors under the bedroom carpets. Crawl space to attic located in kitchen; access to crawl space located in bathroom. Water is shut off. DON'T FORGET THE $10,000 GRANT available to qualified buyers. DON'T DELAY. Hard to find livable homes in this price range with nice garage. SOLD AS IS

Key facts

• Large eat-in kitchen
• Heated garage
• New flooring

Tags

• LARGE EAT-IN KITCHEN
• LAUNDRY JUST OFF KITCHEN
• MAIN FLOOR LIVING
• OVERSIZED GARAGE
• HEATED GARAGE
• NEW FLOORING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential zoning
• Construction: Built in 1910; Shingle roof
• Exterior features: Level lot; Paved road access; Shed(s) / outbuilding; Replacement windows

Interior

• Kitchen: Kitchen with luxury vinyl plank flooring (approx. 13.11 x 13.1 ft)
• Bedrooms: 2 bedrooms on the main level (bedroom sizes approx. 10.2 x 8.9 ft and 9.4 x 8.9 ft); Egress windows in bedrooms
• Flooring: Carpet in bedrooms and main living areas; Luxury vinyl plank in kitchen; Vinyl flooring in laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Crawl space basement; No fireplaces
• Laundry & utility: Main-level laundry room (approx. 10.4 x 5.8 ft)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).

Location & tenants

• Location reads 63/100 on livability (#815 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D+, amenities F, commute F.
• Alwood CUSD 225 (rural): math 20% / reading 45% proficiency, ranked #428 of 919 in IL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alwood Middle/High School (math 17% / reading 27%, grade F, #319 of 693 statewide, top 50%, 175 students, 0% FRL) — zoned schools average 0% FRL vs 27% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 active listings in the ZIP; 32 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($501 loan paydown + $3k appreciation (3.6% local appreciation)).
• Henry County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 17y 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.
• Current owner paid $56k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,500

Questions for the listing agent

1. Built in 1910 — 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 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?
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. 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: 1.59% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.46%
• DSCR: 1.95
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $77,328
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 W E St	0.15mi	2/2.0	800 (+12%)	4mo	$135,000	$169	66
609 N 1st St	0.45mi	2/1.0	790 (+10%)	11mo	$85,000	$108	53
609 N 1st St	0.45mi	2/1.0	790 (+10%)	11mo	$85,000	$108	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 2.69×
• Total profit: $34,355
• Equity at exit: $35,214

10-year hold

• IRR: 28.9%
• Equity multiple: 5.29×
• Total profit: $87,011
• Equity at exit: $56,395

Cash invested: $20,300 (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 61413

• Home prices YoY: 2.4%
• Active inventory: 12
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$136 /mo · $1,626/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $363

Break-even live

Break-even rent $691

Max offer price $72,500

Occupancy floor 63%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-25
   listed $72,500 Active
2. 2023-12-28
   soldstatus $56,000 Closed 736-char remark

   Show marketing remark (736 chars)

   ON A SHOE STRING BUDGET want a beginning or empty nester home, or perhaps a nice rental property, then look at this home on dead end street in Alpha. Has oversized heated & cooled 2 c garage and private backyard. According to heirs, roof stripped 2003' vinyl siding and gutters '23; CA 1997; 40 gal gas water heater '08; 100 amp circuit breaker '07. Bath exhaust fan replaced March '10When purchased it was stated that there are hardwood floors under the bedroom carpets. Crawl space to attic located in kitchen; access to crawl space located in bathroom. Water is shut off. DON'T FORGET THE $10,000 GRANT available to qualified buyers. DON'T DELAY. Hard to find livable homes in this price range with nice garage. SOLD AS IS

3. 2023-12-28
   soldstatus $56,000 736-char remark

   Show marketing remark (736 chars)

   ON A SHOE STRING BUDGET want a beginning or empty nester home, or perhaps a nice rental property, then look at this home on dead end street in Alpha. Has oversized heated & cooled 2 c garage and private backyard. According to heirs, roof stripped 2003' vinyl siding and gutters '23; CA 1997; 40 gal gas water heater '08; 100 amp circuit breaker '07. Bath exhaust fan replaced March '10When purchased it was stated that there are hardwood floors under the bedroom carpets. Crawl space to attic located in kitchen; access to crawl space located in bathroom. Water is shut off. DON'T FORGET THE $10,000 GRANT available to qualified buyers. DON'T DELAY. Hard to find livable homes in this price range with nice garage. SOLD AS IS

4. 2023-12-28
   soldstatus $56,000

   Show marketing remark (736 chars)

   ON A SHOE STRING BUDGET want a beginning or empty nester home, or perhaps a nice rental property, then look at this home on dead end street in Alpha. Has oversized heated & cooled 2 c garage and private backyard. According to heirs, roof stripped 2003' vinyl siding and gutters '23; CA 1997; 40 gal gas water heater '08; 100 amp circuit breaker '07. Bath exhaust fan replaced March '10When purchased it was stated that there are hardwood floors under the bedroom carpets. Crawl space to attic located in kitchen; access to crawl space located in bathroom. Water is shut off. DON'T FORGET THE $10,000 GRANT available to qualified buyers. DON'T DELAY. Hard to find livable homes in this price range with nice garage. SOLD AS IS

5. 2023-11-29
   status Pending 736-char remark

   Show marketing remark (736 chars)

   ON A SHOE STRING BUDGET want a beginning or empty nester home, or perhaps a nice rental property, then look at this home on dead end street in Alpha. Has oversized heated & cooled 2 c garage and private backyard. According to heirs, roof stripped 2003' vinyl siding and gutters '23; CA 1997; 40 gal gas water heater '08; 100 amp circuit breaker '07. Bath exhaust fan replaced March '10When purchased it was stated that there are hardwood floors under the bedroom carpets. Crawl space to attic located in kitchen; access to crawl space located in bathroom. Water is shut off. DON'T FORGET THE $10,000 GRANT available to qualified buyers. DON'T DELAY. Hard to find livable homes in this price range with nice garage. SOLD AS IS

6. 2023-11-24
   listed $59,000 Active 736-char remark

   Show marketing remark (736 chars)

   ON A SHOE STRING BUDGET want a beginning or empty nester home, or perhaps a nice rental property, then look at this home on dead end street in Alpha. Has oversized heated & cooled 2 c garage and private backyard. According to heirs, roof stripped 2003' vinyl siding and gutters '23; CA 1997; 40 gal gas water heater '08; 100 amp circuit breaker '07. Bath exhaust fan replaced March '10When purchased it was stated that there are hardwood floors under the bedroom carpets. Crawl space to attic located in kitchen; access to crawl space located in bathroom. Water is shut off. DON'T FORGET THE $10,000 GRANT available to qualified buyers. DON'T DELAY. Hard to find livable homes in this price range with nice garage. SOLD AS IS

7. 2023-11-06
   listed $59,000 736-char remark

   Show marketing remark (736 chars)

   ON A SHOE STRING BUDGET want a beginning or empty nester home, or perhaps a nice rental property, then look at this home on dead end street in Alpha. Has oversized heated & cooled 2 c garage and private backyard. According to heirs, roof stripped 2003' vinyl siding and gutters '23; CA 1997; 40 gal gas water heater '08; 100 amp circuit breaker '07. Bath exhaust fan replaced March '10When purchased it was stated that there are hardwood floors under the bedroom carpets. Crawl space to attic located in kitchen; access to crawl space located in bathroom. Water is shut off. DON'T FORGET THE $10,000 GRANT available to qualified buyers. DON'T DELAY. Hard to find livable homes in this price range with nice garage. SOLD AS IS

8. 2009-11-20
   soldstatus $42,500 196-char remark

   Show marketing remark (196 chars)

   100% financing Roof '03, furnace/CA '97, WH '08: Fenced bkyrd. DSL avail. Hrdwd flrs, new shower door, gas dryer hook up. Hard to find in $40's. Large Eat-in -Kit. Nice shaded lot-dead end street.

9. 2009-11-20
   soldstatus $42,500

   Show marketing remark (196 chars)

   100% financing Roof '03, furnace/CA '97, WH '08: Fenced bkyrd. DSL avail. Hrdwd flrs, new shower door, gas dryer hook up. Hard to find in $40's. Large Eat-in -Kit. Nice shaded lot-dead end street.

10. 2009-11-20
    soldstatus $42,500 196-char remark

    Show marketing remark (196 chars)

    100% financing Roof '03, furnace/CA '97, WH '08: Fenced bkyrd. DSL avail. Hrdwd flrs, new shower door, gas dryer hook up. Hard to find in $40's. Large Eat-in -Kit. Nice shaded lot-dead end street.

11. 2009-10-06
    listed $49,900 196-char remark

    Show marketing remark (196 chars)

    100% financing Roof '03, furnace/CA '97, WH '08: Fenced bkyrd. DSL avail. Hrdwd flrs, new shower door, gas dryer hook up. Hard to find in $40's. Large Eat-in -Kit. Nice shaded lot-dead end street.

12. 2009-10-06
    listed $49,900

    Show marketing remark (196 chars)

    100% financing Roof '03, furnace/CA '97, WH '08: Fenced bkyrd. DSL avail. Hrdwd flrs, new shower door, gas dryer hook up. Hard to find in $40's. Large Eat-in -Kit. Nice shaded lot-dead end street.

13. 2009-10-06
    listed $49,900 196-char remark

    Show marketing remark (196 chars)

    100% financing Roof '03, furnace/CA '97, WH '08: Fenced bkyrd. DSL avail. Hrdwd flrs, new shower door, gas dryer hook up. Hard to find in $40's. Large Eat-in -Kit. Nice shaded lot-dead end street.

ⓘ 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: $1,626 · $136/mo
• Projected year-2 tax: $1,636 · $136/mo
• Expected delta: +$10/yr (+$1/mo · 0.6%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,806
• − Mortgage interest: −$4,061
• − Property taxes: −$1,626
• − Insurance: −$362
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,109
• Taxable income: $3,438
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $3,531/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: Alwood CUSD 225
• NCES district ID: 1703660
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $54,177
• Composite: 31.36/100
• National rank: #11220
• State rank: #428 of 919 in IL

Livability — Alpha

• Score: 63/100
• State rank: #815
• US rank: #16068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alpha, IL
• Population (ZIP): 1,038

Population outlook (Henry County) Hauer SSP2

• Today (2025): 47,376 people
• By 2030: 45,920 · -3.1%
• By 2040: 42,829 · -9.6%
• By 2050: 39,606 · -16.4%
• By 2075: 31,848 · -32.8%
• By 2100: 23,503 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 13% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Italian 2% Portuguese 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 95% English-only · Spanish 4% Korean 1%

Political lean MEDSL · Henry

• 2024 margin: Strong R (+24.5) · D 36.8% · R 61.3% · Other 1.9%
• 2008→2024 swing: -32.2pp toward R · 2008: 7.7pp · 2024: -24.5pp
• All cycles: 2024: R+24.5 2020: R+21.4 2016: R+21.2 2012: D+3.1 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.63%
• Current HPI: 156.04
• 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

+45.3% since first listed

13 events — show timeline

• 2026-05-25 Listed $72,500 RMLSA as Distributed by MLS Grid
• 2023-12-28 Sold (Public Records) $56,000 Public Records
• 2023-12-28 Sold (MLS) $56,000 MRED as Distributed by MLS Grid
• 2023-12-28 Sold (MLS) $56,000 RMLSA as Distributed by MLS Grid
• 2023-11-29 Pending — RMLSA as Distributed by MLS Grid
• 2023-11-24 Listed $59,000 RMLSA as Distributed by MLS Grid
• 2023-11-06 Listed $59,000 MRED as Distributed by MLS Grid
• 2009-11-20 Sold (MLS) $42,500 MRED as Distributed by MLS Grid
• 2009-11-20 Sold (MLS) $42,500 RMLSA as Distributed by MLS Grid
• 2009-11-20 Sold (MLS) $42,500 RMLSA as Distributed by MLS Grid
• 2009-10-06 Listed $49,900 MRED as Distributed by MLS Grid
• 2009-10-06 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2009-10-06 Listed $49,900 RMLSA as Distributed by MLS Grid

Property tax history

+17.8%/yr

Latest (2024): $1,626 · +52.7% YoY. Source: county tax records.