806 W 4th St · Delavan, IL 61734

$99,900

3 bd · 1.0 ba · 1,850 sqft · SingleFamily public records · 31 Days on market

Built 1869 0.30 ac lot Est $154k · 35% under

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Why this score? — see what drove the A- 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Welcome to 806 W 4th St, a charming 3-bedroom, 1-bathroom home nestled in the heart of Delavan, IL! Boasting over 2,100 square feet of character and classic 1927 craftsmanship, this property is a hidden gem just waiting for your personal touch. The standout feature of this property is the amazing large lot. Spanning a generous 0.30 acres, the expansive yard offers endless possibilities, making it the perfect canvas for a lush garden, an outdoor entertainment oasis, or a safe play area for pets and family. Before you even step inside, you will fall in love with the amazing front covered porch. Pull up a couple of rocking chairs and enjoy your morning coffee on this classic, welcoming space t

Key facts

• Front covered porch
• Neighborhood view
• Large lot

Tags

• LARGE LOT
• FRONT COVERED PORCH
• NEIGHBORHOOD VIEW

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Not new construction
• Construction: Shingle roof; Built in 1869; Crawl space / partial unfinished basement
• Exterior features: Level lot; Paved road access; Shed(s) / outbuilding

Interior

• Kitchen: Kitchen on main level; Includes dishwasher, microwave, refrigerator
• Bedrooms: 4 bedrooms; Bedroom 1 (main level) with hardwood flooring and egress window, approx. 13.08 x 11.04; Bedroom 2 (main level) with carpet and egress window, approx. 12 x 8.05; Bedroom 3 (upper level) with carpet and egress window, approx. 17.03 x 11.04; Bedroom 4 (upper level) with carpet and egress window, approx. 14.01 x 10.06
• Flooring: Hardwood in primary bedroom; Carpet in multiple bedrooms, living and family rooms; Vinyl in dining room, kitchen, and laundry; Laminate in office
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Gas water heater
• Interior features: Dishwasher; Microwave; Refrigerator; Has basement (crawl space, partial, unfinished)
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#376 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Delavan CUSD 703 (rural): math 20% / reading 24% proficiency, ranked #373 of 620 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Delavan High School (math 15% / reading 34%, grade F, #252 of 693 statewide, top 37%, 125 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP; 77 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Tazewell County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1869 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1869 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $153,550
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 S Harris St	0.06mi	3/2.5	1,834 (-1%)	2mo	$216,000	$118	88
700 W 5th St	0.08mi	3/2.0	1,790 (-3%)	9mo	$120,000	$67	79
801 W 3rd St	0.10mi	3/1.5	2,030 (+10%)	7mo	$224,000	$110	71
602 W 5th St	0.16mi	3/3.0	1,808 (-2%)	21mo	$150,000	$83	63
107 S Spruce St	0.47mi	3/2.0	1,926 (+4%)	10mo	$142,000	$74	59
202 W 5th St	0.43mi	3/2.0	1,936 (+5%)	14mo	$137,000	$71	56
206 S Pine St	0.61mi	3/3.0	1,772 (-4%)	21mo	$161,000	$91	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 3.74×
• Total profit: $76,637
• Equity at exit: $89,998

10-year hold

• IRR: 30.4%
• Equity multiple: 8.45×
• Total profit: $208,317
• Equity at exit: $194,084

Cash invested: $27,972 (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 61734

• Home prices YoY: 18.5%
• Active inventory: 11
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $348

Break-even live

Break-even rent $917

Max offer price $99,900

Occupancy floor 69%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $99,900 Active 31 DOM
2. 2026-06-18
   days on market $99,900 Active 30 DOM
3. 2026-06-17
   days on market $99,900 Active 29 DOM
4. 2026-06-16
   days on market $99,900 Active 28 DOM
5. 2026-06-15
   days on market $99,900 Active 27 DOM
6. 2026-06-14
   days on market $99,900 Active 25 DOM
7. 2026-06-13
   days on market $99,900 Active 24 DOM
8. 2026-06-10
   days on market $99,900 Active 22 DOM
9. 2026-06-09
   days on market $99,900 Active 21 DOM
10. 2026-06-08
    days on market $99,900 Active 20 DOM
11. 2026-06-07
    days on market $99,900 Active 19 DOM
12. 2026-06-02
    days on market $99,900 Active 14 DOM
13. 2026-06-01
    days on market $99,900 Active 13 DOM
14. 2026-05-31
    days on market $99,900 Active 12 DOM
15. 2026-05-30
    days on market $99,900 Active 11 DOM
16. 2026-05-18
    listed $99,900 Active
17. 2021-08-06
    historical
18. 2021-08-06
    historical
19. 2021-08-06
    historical
20. 2021-08-06
    historical

ⓘ 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: $1,905 · $159/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: +$181/yr (+$15/mo · 9.5%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,293
• − Mortgage interest: −$5,596
• − Property taxes: −$1,905
• − Insurance: −$500
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$2,906
• Taxable income: $2,780
• Est. tax owed @ 24.0%: −$667
• After-tax cash flow: $3,513/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: Delavan CUSD 703
• NCES district ID: 1712060
• Math proficiency: 20% ▼ -12.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $54,718
• Composite: 20.01/100
• National rank: #8661
• State rank: #373 of 620 in IL

Livability — Delavan

• Score: 70/100
• State rank: #376
• US rank: #7837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delavan, IL
• City population: 2,500
• Population (ZIP): 2,500

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 131,252 people
• By 2030: 128,028 · -2.5%
• By 2040: 120,443 · -8.2%
• By 2050: 111,872 · -14.8%
• By 2075: 89,843 · -31.5%
• By 2100: 66,468 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 4% Iranian 3% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 0%

Political lean MEDSL · Tazewell

• 2024 margin: Strong R (+26.7) · D 35.8% · R 62.5% · Other 1.8%
• 2008→2024 swing: -20.6pp toward R · 2008: -6.0pp · 2024: -26.7pp
• All cycles: 2024: R+26.7 2020: R+25.6 2016: R+28.5 2012: R+17.9 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.24%
• Current HPI: 200.26
• 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

5 events — show timeline

• 2026-05-18 Listed $99,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2018): $1,905 · +0.6% YoY. Source: county tax records.