70 Railroad St · Gilberts, IL 60136

$210,000

4 bd · 2.0 ba · 1,440 sqft · SingleFamily · 70 Days on market

Built 1923 $146/sqft · 39% below area Est $344k · 39% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Swing by and check out this charming country retreat, bursting with potential! It's a fixer-upper, but fear not-the windows are brand spanking new. Boasting 4 bedrooms and 2 baths!

Key facts

• 2 garage spots
• Built 1923
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.4% in Gilberts — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#151 in IL, #2,746 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute F.
• CUSD 300 (suburban): math 24% / reading 27% proficiency, ranked #261 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 24 active listings in the ZIP; 1,944 units permitted in Kane County in 2024 (357 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $210k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.94%
• DSCR: 1.58
• GRM: 6.4

CMA / ARV

• ARV (median comp): $344,314
• List price: $210,000
• Delta: -39.01%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $6,446
• Equity at exit: $31,312

10-year hold

• IRR: 12.4%
• Equity multiple: 1.99×
• Total profit: $57,982
• Equity at exit: $18,157

Cash invested: $58,800 (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 60136

• Home prices YoY: -15.7%
• Active inventory: 24
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,740 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$342 /mo · $4,103/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $634

Break-even live

Break-even rent $1,938

Max offer price $210,000

Occupancy floor 72%

Sensitivity live

Price	-10% $753	-5% $694	+0% $634	+5% $575	+10% $515
Rent	-10% $418	-5% $526	+0% $634	+5% $742	+10% $851
Rate	-1.0pp $740	-0.5pp $687	base $634	+0.5pp $580	+1.0pp $524

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   statusdays on market $210,000 Pending 70 DOM
2. 2026-06-01
   days on market $210,000 Active 69 DOM
3. 2026-05-31
   days on market $210,000 Active 68 DOM
4. 2026-05-07
   price $210,000 180-char remark

   Show marketing remark (180 chars)

   Swing by and check out this charming country retreat, bursting with potential! It's a fixer-upper, but fear not-the windows are brand spanking new. Boasting 4 bedrooms and 2 baths!

5. 1991-07-10
   soldstatus $70,000

ⓘ 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: $4,103 · $342/mo
• Projected year-2 tax: $4,435 · $370/mo
• Expected delta: +$332/yr (+$28/mo · 8.1%)

ⓘ 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 2/10 Low 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,883
• − Mortgage interest: −$11,763
• − Property taxes: −$4,103
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,631
• − Management: −$2,631
• − Depreciation: −$6,109
• Taxable income: $4,596
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $6,506/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: CUSD 300
• NCES district ID: 1708550
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $77,706
• Composite: 25.12/100
• National rank: #7524
• State rank: #261 of 620 in IL

Livability — Gilberts

• Score: 78/100
• State rank: #151
• US rank: #2746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gilberts, IL
• City population: 8,623
• Population (ZIP): 8,623

Population outlook (Kane County) Hauer SSP2

• Today (2025): 559,449 people
• By 2030: 568,757 · +1.7%
• By 2040: 575,969 · +3.0%
• By 2050: 563,477 · +0.7%
• By 2075: 492,321 · -12.0%
• By 2100: 380,943 · -31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Two or more races 15% Asian 7%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 8% Serbian 3% Iranian 3%
• Foreign-born: 13% · Canada, South Korea
• Languages at home: 77% English-only · Spanish 14% Other Indo-European 4% Other Asian/Pacific 1%

Political lean MEDSL · Kane

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -2.4pp toward R · 2008: 11.8pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+14.4 2016: D+8.9 2012: D+0.9 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.72%
• Current HPI: 186.463
• 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

+200.0% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $210,000 MRED as Distributed by MLS Grid
• 1991-07-10 Sold (Public Records) $70,000 Public Records

Property tax history

+4.4%/yr

Latest (2024): $4,103 · +5.1% YoY. Source: county tax records.