11 Dequimpal St · Belgium, IL 61883

$45,900

2 bd · 1.0 ba · 1,100 sqft · SingleFamily · 30 Days on market

$42/sqft · 50% below area Est $91k · 50% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

A unique property just minutes from downtown. Old-fashioned awnings shelter the front windows. This very livable house has a large living room and a separate dining room, plus an unfinished basement. Outside is a gardener's dream with sheds, a real burn pile and an oversized 2 car garage currently used as a man-cave. Act quickly!

Key facts

• Separate dining room
• 2 garage spots
• Listed 30 days

Tags

• OVERSIZED 2 CAR GARAGE
• SEPARATE DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $46k).
• Recommended offer: $45k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,162 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Westville CUSD 2 (suburban): math 8% / reading 9% proficiency, ranked #590 of 620 in IL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Judith Giacoma Elem School (math 8% / reading 9%, grade F, #1,617 of 2,056 statewide, top 79%, 671 students, 0% FRL); Westville Jr High School (math 8% / reading 8%, grade F, #612 of 665 statewide, top 93%, 177 students, 0% FRL); Westville High School (math 8% / reading 8%, grade F, #589 of 693 statewide, top 86%, 350 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $779 of equity ($317 loan paydown + $462 appreciation (1.0% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.

Recommended offer $45,211 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 2.03% ✓
• Cap rate: 18.06%
• Cash-on-cash: 42.02%
• DSCR: 2.87
• GRM: 4.1

CMA / ARV

• ARV (median comp): $91,441
• List price: $45,900
• Delta: -49.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Dequimpal St	0.00mi	2/1.0	1,100 (0%)	1mo	$45,000	$41	99
2 Church St	0.36mi	3/1.0 (+1)	1,200 (+9%)	24mo	$40,000	$33	43
109 Dolak St	0.49mi	2/1.0	1,251 (+14%)	15mo	$42,000	$34	42
1608 Danville St	0.60mi	2/1.0	1,250 (+14%)	9mo	$90,000	$72	42
217 Washington Ave	0.61mi	3/2.0 (+1)	1,251 (+14%)	11mo	$147,500	$118	31

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

Projected returns pro-forma

1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.6%
• Equity multiple: 3.30×
• Total profit: $29,534
• Equity at exit: $15,687

10-year hold

• IRR: 46.4%
• Equity multiple: 6.54×
• Total profit: $71,245
• Equity at exit: $20,860

Cash invested: $12,852 (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 61883

• Home prices YoY: 0.4%
• Active inventory: 15
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$241
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $450

Break-even live

Break-even rent $362

Max offer price $45,900

Occupancy floor 47%

Sensitivity live

Price	-10% $476	-5% $463	+0% $450	+5% $437	+10% $424
Rent	-10% $376	-5% $413	+0% $450	+5% $487	+10% $524
Rate	-1.0pp $473	-0.5pp $462	base $450	+0.5pp $438	+1.0pp $426

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Church St Westville, IL	3.0	1.0	1100	$995	$0.90	15d	1	0.51mi
215 Cook St Westville, IL	1.0	1.0	700	$650	$0.93	15d	1	1.10mi
59 Juliana Dr Danville, IL	2.0	1.0	1000	$995	$0.99	7d	1	1.49mi

Listing history 7 events

1. 2026-05-02
   status Pending 335-char remark

   Show marketing remark (335 chars)

   A unique property just minutes from downtown. Old-fashioned awnings shelter the front windows. This very livable house has a large living room and a separate dining room, plus an unfinished basement. Outside is a gardener's dream with sheds, a real burn pile and an oversized 2 car garage currently used as a man-cave. Act quickly!

2. 2026-04-01
   listed $45,900 Active 335-char remark

   Show marketing remark (335 chars)

   A unique property just minutes from downtown. Old-fashioned awnings shelter the front windows. This very livable house has a large living room and a separate dining room, plus an unfinished basement. Outside is a gardener's dream with sheds, a real burn pile and an oversized 2 car garage currently used as a man-cave. Act quickly!

3. 2014-06-26
   soldstatus $60,000 273-char remark

   Show marketing remark (273 chars)

   AMAZING PIECE OF PROPERTY-A 1 CAR, 2.5 CAR GARAGE AND A CARPORT, OUTBUILDINGS, PARTLY FENCED, LOTS OF PRIVACY. THIS 2 BDRM HOME WITH CENTRAL AIR COULD POSSIBLE BE A 3 BDRM HOME, HUGE FRONTROOM, NICE FULL BASEMENT. CALL JODI BARNEY FOR MORE INFORMATION OR TO VIEW THIS HOME.

4. 2014-06-26
   soldstatus $60,000

   Show marketing remark (273 chars)

   AMAZING PIECE OF PROPERTY-A 1 CAR, 2.5 CAR GARAGE AND A CARPORT, OUTBUILDINGS, PARTLY FENCED, LOTS OF PRIVACY. THIS 2 BDRM HOME WITH CENTRAL AIR COULD POSSIBLE BE A 3 BDRM HOME, HUGE FRONTROOM, NICE FULL BASEMENT. CALL JODI BARNEY FOR MORE INFORMATION OR TO VIEW THIS HOME.

5. 2014-05-08
   listed $65,000 273-char remark

   Show marketing remark (273 chars)

   AMAZING PIECE OF PROPERTY-A 1 CAR, 2.5 CAR GARAGE AND A CARPORT, OUTBUILDINGS, PARTLY FENCED, LOTS OF PRIVACY. THIS 2 BDRM HOME WITH CENTRAL AIR COULD POSSIBLE BE A 3 BDRM HOME, HUGE FRONTROOM, NICE FULL BASEMENT. CALL JODI BARNEY FOR MORE INFORMATION OR TO VIEW THIS HOME.

6. 1978-09-29
   soldstatus $22,000
7. 1971-08-02
   soldstatus $12,000

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $676 · $56/mo
• Expected delta: +$366/yr (+$31/mo · 118.3%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,175
• − Mortgage interest: −$2,571
• − Property taxes: −$309
• − Insurance: −$230
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$1,335
• Taxable income: $4,942
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $4,215/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: Westville CUSD 2
• NCES district ID: 1710820
• Math proficiency: 8% ▼ -4.00%
• Reading proficiency: 9% ▼ -4.00%
• Median HH income: $41,214
• Composite: 7.54/100
• National rank: #9949
• State rank: #590 of 620 in IL

Livability — Belgium

• Score: 57/100
• State rank: #1162
• US rank: #21964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belgium, IL
• Population (ZIP): 4,424

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.01%
• Current HPI: 230.8944
• 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

+282.5% since first listed

7 events — show timeline

• 2026-05-02 Pending — MRED as Distributed by MLS Grid
• 2026-04-01 Listed $45,900 MRED as Distributed by MLS Grid
• 2014-06-26 Sold (Public Records) $60,000 Public Records
• 2014-06-26 Sold (MLS) $60,000 CIBR
• 2014-05-08 Listed $65,000 CIBR
• 1978-09-29 Sold (Public Records) $22,000 Public Records
• 1971-08-02 Sold (Public Records) $12,000 Public Records

Property tax history

-0.8%/yr

Latest (2024): $309 · +0.2% YoY. Source: county tax records.