420 E 3rd St · Spring Valley, IL 61362

$80,000

2 bd · 1.0 ba · 900 sqft · SingleFamily · 300 Days on market

Built 1956 0.45 ac lot Est $128k · 37% under ↓ 11% since listing

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss out on this 2 bed 1 bath situated on a spacious yard in spring valley. With a little TLC come make it yours. Schedule a showing today!

Key facts

• 0.45 acre lot
• 2 parking spots
• Built 1956

Property features AI

Finance

• Other: Living area source: landlord/tenant/seller; Parcel numbers on record: 1835176001 and 1835176002
• HOA & community: No master association fees required

Exterior

• Parking: Gravel parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story residence; Fee simple ownership
• Construction: Vinyl siding; Built approximately 61–70 years ago; Property built before 1978
• Exterior features: Lot approximately 0.25–0.49 acre; Lot dimensions about 150 x 130

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Unfinished and partial basement; Enclosed porch
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#388 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Hall Hsd 502 (town): math 25% / reading 30% proficiency, ranked #549 of 919 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Bureau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bureau 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 300 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $127,800
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 W 2nd St	0.39mi	2/1.0	910 (+1%)	0mo	$127,000	$140	80
517 E Cleveland St	0.32mi	2/1.0	858 (-5%)	9mo	$134,000	$156	70
200 W 2nd Pl	0.47mi	2/1.0	939 (+4%)	10mo	$137,500	$146	63
400 W 3rd St	0.64mi	2/1.0	914 (+2%)	12mo	$151,300	$166	57
211 E Erie St	0.46mi	2/2.0	832 (-8%)	9mo	$130,000	$156	54
304 E Dakota St	0.28mi	2/1.0	787 (-13%)	14mo	$87,900	$112	54
409 W 4th St	0.65mi	2/1.0	950 (+6%)	13mo	$121,000	$127	49
729 N Greenwood St	0.28mi	3/1.0 (+1)	1,018 (+13%)	19mo	$140,000	$138	44
218 W Devlin St	0.71mi	2/1.0	945 (+5%)	23mo	$80,000	$85	39
215 W 6th St	0.51mi	2/1.0	1,024 (+14%)	24mo	$145,000	$142	33

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $3,220
• Equity at exit: $11,928

10-year hold

• IRR: 13.2%
• Equity multiple: 2.06×
• Total profit: $23,656
• Equity at exit: $6,917

Cash invested: $22,400 (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 61362

• Home prices YoY: -18.0%
• Active inventory: 30
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $254

Break-even live

Break-even rent $678

Max offer price $80,000

Occupancy floor 70%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
826 N Spalding St Spring Valley, IL	2.0	1.0	750	$1,000	$1.33	43d	1	0.38mi

Listing history 14 events

1. 2026-06-15
   days on market $80,000 Active 300 DOM
2. 2026-06-13
   days on market $80,000 Active 298 DOM
3. 2026-06-12
   days on market $80,000 Active 297 DOM
4. 2026-06-09
   days on market $80,000 Active 294 DOM
5. 2026-06-08
   days on market $80,000 Active 293 DOM
6. 2026-06-07
   days on market $80,000 Active 292 DOM
7. 2026-06-07
   days on market $80,000 Active 291 DOM
8. 2026-06-04
   days on market $80,000 Active 288 DOM
9. 2026-06-02
   days on market $80,000 Active 287 DOM
10. 2026-06-01
    days on market $80,000 Active 286 DOM
11. 2026-05-31
    days on market $80,000 Active 285 DOM
12. 2026-05-31
    days on market $80,000 Active 284 DOM
13. 2025-11-11
    price $80,000
14. 2025-08-19
    listed $90,000 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: $997 · $83/mo
• Projected year-2 tax: $1,407 · $117/mo
• Expected delta: +$409/yr (+$34/mo · 41.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 17 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: $12,000
• − Mortgage interest: −$4,481
• − Property taxes: −$997
• − Insurance: −$400
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,327
• Taxable income: $1,874
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $2,598/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: Hall Hsd 502
• NCES district ID: 1718030
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $46,015
• Composite: 26.68/100
• National rank: #12580
• State rank: #549 of 919 in IL

Livability — Spring Valley

• Score: 70/100
• State rank: #388
• US rank: #8137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, IL
• City population: 5,773
• Population (ZIP): 5,773

Population outlook (Bureau County) Hauer SSP2

• Today (2025): 30,938 people
• By 2030: 29,461 · -4.8%
• By 2040: 26,296 · -15.0%
• By 2050: 23,271 · -24.8%
• By 2075: 17,749 · -42.6%
• By 2100: 13,107 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 20% Two or more races 5%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Romanian 10% Lithuanian 2% Scottish 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Bureau

• 2024 margin: Strong R (+24.3) · D 36.9% · R 61.2% · Other 1.9%
• 2008→2024 swing: -30.0pp toward R · 2008: 5.7pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+21.5 2016: R+20.0 2012: R+0.2 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.85%
• Current HPI: 144.752
• 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

-11.1% since first listed

2 events — show timeline

• 2025-11-11 Price Changed $80,000 MRED as Distributed by MLS Grid
• 2025-08-19 Listed $90,000 MRED as Distributed by MLS Grid

Property tax history

+13.8%/yr

Latest (2024): $997 · +7.6% YoY. Source: county tax records.