712 3rd St · Seaton, IL 61476

$85,000

2 bd · 2.0 ba · 1,120 sqft · SingleFamily · 7 Days on market

Built 1952 0.30 ac lot Est $75k · 13% over

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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 +19.6/30.0
• 1% rule +6.5/10.0
• DSCR +6.2/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +1.5/15.0

Listing remarks

Ranch style home with a covered back patio and attached garage! This lovely 2 bedroom home is located in a quiet rural town that features gorgeous country side views. The home is perfectly set up for relaxing and enjoying the fresh air and sounds of birds in the trees. The front door welcomes you into a spacious living room that flows into the dining room. The large kitchen offers lots of cabinet space and even room for an eat in dining space. Down the hall you will find 2 large bedrooms and a full bathroom. The full basement offers potential for more finished living space with a 2nd full bathroom, office, family room, and more. This home is equip with a Whole Home Generator allowing you to

Key facts

• Whole home generator
• Large kitchen
• Covered back patio

Tags

• COVERED BACK PATIO
• GORGEOUS COUNTRY SIDE VIEWS
• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• WHOLE HOME GENERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $85k).

Location & tenants

• Location reads 62/100 on livability (#848 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, health & safety D+, schools D.
• Mercer County School District 404 (town): math 14% / reading 24% proficiency, ranked #439 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 15 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Mercer County population projected at -25% 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 $24k cash investment doubles in ~5 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1952 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $75,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 3rd St	0.00mi	2/2.0	1,120 (0%)	5mo	$75,000	$67	96

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: 12.2%
• Equity multiple: 1.70×
• Total profit: $16,547
• Equity at exit: $38,220

10-year hold

• IRR: 14.3%
• Equity multiple: 3.11×
• Total profit: $50,269
• Equity at exit: $58,901

Cash invested: $23,800 (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 61476

• Active inventory: 3
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$194 /mo · $2,323/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $98

Break-even live

Break-even rent $854

Max offer price $85,000

Occupancy floor 85%

Sensitivity live

Price	-10% $146	-5% $122	+0% $98	+5% $74	+10% $50
Rent	-10% $21	-5% $59	+0% $98	+5% $137	+10% $175
Rate	-1.0pp $141	-0.5pp $120	base $98	+0.5pp $76	+1.0pp $54

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-23
   status Pending
4. 2026-01-30
   soldstatus $75,000 Closed
5. 2026-01-30
   soldstatus $75,000 Closed
6. 2026-01-30
   soldstatus $75,000 Closed
7. 2026-01-30
   soldstatus $75,000 Closed
8. 2026-01-15
   status Pending
9. 2026-01-14
   historical
10. 2026-01-08
    status Pending
11. 2026-01-07
    status Active
12. 2026-01-06
    historical
13. 2025-12-25
    historical
14. 2025-12-23
    status Pending
15. 2025-12-02
    price
16. 2025-11-11
    price
17. 2025-10-17
    listed 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: $2,323 · $194/mo
• Projected year-2 tax: $2,323 · $194/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 3/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,737
• − Mortgage interest: −$4,761
• − Property taxes: −$2,323
• − Insurance: −$425
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$2,473
• Taxable loss: −$123
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $1,205/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: Mercer County School District 404
• NCES district ID: 1701395
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $46,980
• Composite: 16.76/100
• National rank: #9158
• State rank: #439 of 620 in IL

Livability — Seaton

• Score: 62/100
• State rank: #848
• US rank: #16668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seaton, IL
• Population (ZIP): 553

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 14,595 people
• By 2030: 13,846 · -5.1%
• By 2040: 12,335 · -15.5%
• By 2050: 10,893 · -25.4%
• By 2075: 8,238 · -43.6%
• By 2100: 6,111 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Asian 1%
• Common ancestry: Italian 3% Portuguese 2% Iranian 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Mercer

• 2024 margin: Strong R (+27.1) · D 35.4% · R 62.5% · Other 2.2%
• 2008→2024 swing: -39.0pp toward R · 2008: 11.9pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+24.0 2016: R+20.7 2012: D+7.4 2008: D+11.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

17 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-01-30 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2026-01-30 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2026-01-30 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2026-01-30 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2026-01-15 Pending — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-07 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-25 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-23 Pending — MRED as Distributed by MLS Grid
• 2025-12-02 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-11 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-17 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+14.6%/yr

Latest (2024): $2,323 · +29.2% YoY. Source: county tax records.