406 N Birch St · Wenona, IL 61377

$112,900

2 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 34 Days on market

Built 1915 0.26 ac lot Est $89k · 26% over

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Why this score? — see what drove the F 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 +11.9/30.0
• Appreciation +5.5/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Take a look at this ranch style home! 2 bedroom, 1 full bathroom, and main level laundry! Close to the highway, Open backyard, side cement patio, front porch, and more.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1915

Property features AI

Finance

• Other: Parcel number 07242010070; Tax exemptions noted for homeowner, senior, and disabled veteran
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener; Owned garage; Total parking for about 6 vehicles; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Property over 100 years old; Built before 1978
• Construction: Vinyl and wood siding; No recent rebuild or rehab reported
• Exterior features: Lot dimensions about 70 x 160; Approximately 0.25–0.49 acre lot; Gravel parking area out front (per directions)

Interior

• Kitchen: Kitchen on main level (approx. 17 x 11)
• Bedrooms: Two bedrooms (main level); Master bedroom on main level (approx. 15 x 11); Second bedroom on main level (approx. 10 x 12); Additional bedrooms listed
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Four total rooms; Kitchen/dining combo; Crawl space basement
• Laundry & utility: Main-level laundry room (approx. 9 x 7)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $-29 ($-349/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (15.8% below list).
• Recommended offer: $95k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#906 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Fieldcrest CUSD 6 (rural): math 18% / reading 29% proficiency, ranked #361 of 620 in IL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fieldcrest Primary School (197 students, 0% FRL); Fieldcrest Middle School (math 17% / reading 37%, grade F, #302 of 665 statewide, top 47%, 195 students, 0% FRL); Fieldcrest High School (math 27% / reading 27%, grade F, #218 of 693 statewide, top 35%, 270 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 9 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($781 loan paydown + $1k appreciation (1.1% local appreciation)).
• Marshall County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $113k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,082 (15.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.84% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $89,420
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 N Pine St	0.06mi	2/1.0	996 (-5%)	14mo	$85,000	$85	77
118 Spruce St	0.29mi	2/1.0	1,042 (-1%)	20mo	$59,000	$57	69
302 S Hickory St	0.42mi	2/1.0	1,117 (+6%)	10mo	$75,000	$67	62
210 S Spruce St	0.39mi	3/1.0 (+1)	1,020 (-3%)	20mo	$59,500	$58	56
311 S Hickory St	0.45mi	3/1.5 (+1)	940 (-11%)	12mo	$112,000	$119	44
316 S Walnut St	0.49mi	2/1.0	912 (-13%)	22mo	$99,000	$109	36

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

Projected returns pro-forma

1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $705
• Equity at exit: $39,001

10-year hold

• IRR: 5.1%
• Equity multiple: 1.63×
• Total profit: $20,020
• Equity at exit: $52,185

Cash invested: $31,612 (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 61377

• Home prices YoY: 0.6%
• Active inventory: 4
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$592
• Tax est. 1.5%: −$141 /mo · $1,694/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-29

Break-even live

Break-even rent $988

Max offer price $108,692

Occupancy floor 98%

Sensitivity live

Price	-10% $49	-5% $10	+0% $-29	+5% $-68	+10% $-107
Rent	-10% $-104	-5% $-67	+0% $-29	+5% $8	+10% $46
Rate	-1.0pp $28	-0.5pp $0	base $-29	+0.5pp $-58	+1.0pp $-88

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $112,900 Active 34 DOM
2. 2026-06-18
   days on market $112,900 Active 33 DOM
3. 2026-06-17
   days on market $112,900 Active 32 DOM
4. 2026-06-17
   price $112,900 Active 31 DOM
5. 2026-06-16
   days on market $119,900 Active 31 DOM
6. 2026-06-15
   days on market $119,900 Active 30 DOM
7. 2026-06-14
   days on market $119,900 Active 28 DOM
8. 2026-06-12
   days on market $119,900 Active 27 DOM
9. 2026-06-09
   days on market $119,900 Active 24 DOM
10. 2026-06-08
    days on market $119,900 Active 23 DOM
11. 2026-06-07
    days on market $119,900 Active 22 DOM
12. 2026-06-02
    days on market $119,900 Active 17 DOM
13. 2026-06-01
    days on market $119,900 Active 16 DOM
14. 2026-05-31
    days on market $119,900 Active 15 DOM
15. 2026-05-30
    days on market $119,900 Active 14 DOM
16. 2026-05-16
    listed $119,900 Active
17. 2022-04-06
    soldstatus $45,000 168-char remark

    Show marketing remark (168 chars)

    Take a look at this ranch style home! 2 bedroom, 1 full bathroom, and main level laundry! Close to the highway, Open backyard, side cement patio, front porch, and more.

18. 2022-04-06
    soldstatus $45,000

    Show marketing remark (168 chars)

    Take a look at this ranch style home! 2 bedroom, 1 full bathroom, and main level laundry! Close to the highway, Open backyard, side cement patio, front porch, and more.

19. 2022-03-19
    listed $49,900 168-char remark

    Show marketing remark (168 chars)

    Take a look at this ranch style home! 2 bedroom, 1 full bathroom, and main level laundry! Close to the highway, Open backyard, side cement patio, front porch, and more.

20. 2012-10-24
    soldstatus $31,000

ⓘ 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 3/10 Moderate 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,410
• − Mortgage interest: −$6,324
• − Property taxes: −$1,694
• − Insurance: −$564
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$3,284
• Taxable loss: −$2,282
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $199/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: Fieldcrest CUSD 6
• NCES district ID: 1715100
• Math proficiency: 18% ▲ 2.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $50,151
• Composite: 20.79/100
• National rank: #8512
• State rank: #361 of 620 in IL

Livability — Wenona

• Score: 61/100
• State rank: #906
• US rank: #17593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wenona, IL
• Population (ZIP): 1,458

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 10,717 people
• By 2030: 9,992 · -6.8%
• By 2040: 8,554 · -20.2%
• By 2050: 7,236 · -32.5%
• By 2075: 4,958 · -53.7%
• By 2100: 3,326 · -69.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Polish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+36.0) · D 31.2% · R 67.2% · Other 1.6%
• 2008→2024 swing: -35.0pp toward R · 2008: -1.0pp · 2024: -36.0pp
• All cycles: 2024: R+36.0 2020: R+34.5 2016: R+33.8 2012: R+14.3 2008: R+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.08%
• Current HPI: 170.4349
• 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

+264.2% since first listed

6 events — show timeline

• 2026-06-16 Price Changed $112,900 MRED as Distributed by MLS Grid
• 2026-05-16 Listed $119,900 MRED as Distributed by MLS Grid
• 2022-04-06 Sold (Public Records) $45,000 Public Records
• 2022-04-06 Sold (MLS) $45,000 RMLSA as Distributed by MLS Grid
• 2022-03-19 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2012-10-24 Sold (Public Records) $31,000 Public Records

Property tax history

-15.0%/yr

Latest (2025): $169 · -85.7% YoY. Source: county tax records.