925 S 10th St · Havana, IL 62644

$75,000

5 bd · 2.0 ba · 4,800 sqft · SingleFamily · 350 Days on market

Fair condition 0.34 ac lot $16/sqft · 64% below area ↓ 37% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This versatile building with two-car garage on a corner lot was formerly the First Assembly of God church. Zoned residential, this building could continue its use as a church or be converted to multiple apartments or a single family home with garage! With a spacious open space on the main level currently used as the sanctuary, and another large open space in the lower level with adjacent kitchen, this building has endless possibilities for its future use. The building features a room for a bedroom and full bath on the main level, and four additional rooms in the full, finished lower level that could be bedrooms, along with two half baths and kitchen in the lower level. This property also includes a 20x18 2-car garage at the rear. Ideal for multiple uses and a limitless potential!

Key facts

• 0.34 acre lot
• 2 garage spots
• Listed 350 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $542 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#989 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Havana CUSD 126 (town): math 17% / reading 22% proficiency, ranked #448 of 620 in IL (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 36 active listings in the ZIP; 7 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mason County population projected at -30% 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 350 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 350 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 D-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. Crime grade is F 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?
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: 1.79% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.95%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (median comp): $205,716
• List price: $75,000
• Delta: -63.54%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.7%
• Equity multiple: 2.06×
• Total profit: $22,364
• Equity at exit: $11,183

10-year hold

• IRR: 33.4%
• Equity multiple: 4.05×
• Total profit: $63,976
• Equity at exit: $6,485

Cash invested: $21,000 (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 62644

• Home prices YoY: -14.0%
• Active inventory: 36
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $542

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 55%

Sensitivity live

Price	-10% $593	-5% $568	+0% $542	+5% $516	+10% $490
Rent	-10% $436	-5% $489	+0% $542	+5% $595	+10% $648
Rate	-1.0pp $579	-0.5pp $561	base $542	+0.5pp $522	+1.0pp $502

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $75,000 Active 350 DOM
2. 2026-06-18
   days on market $75,000 Active 348 DOM
3. 2026-06-17
   days on market $75,000 Active 347 DOM
4. 2026-06-16
   days on market $75,000 Active 346 DOM
5. 2026-06-15
   days on market $75,000 Active 345 DOM
6. 2026-06-13
   days on market $75,000 Active 343 DOM
7. 2026-06-12
   days on market $75,000 Active 342 DOM
8. 2026-06-09
   days on market $75,000 Active 339 DOM
9. 2026-06-08
   days on market $75,000 Active 338 DOM
10. 2026-06-07
    days on market $75,000 Active 337 DOM
11. 2026-06-05
    days on market $75,000 Active 335 DOM
12. 2026-06-04
    days on market $75,000 Active 333 DOM
13. 2026-06-02
    days on market $75,000 Active 332 DOM
14. 2026-06-01
    days on market $75,000 Active 331 DOM
15. 2026-05-31
    days on market $75,000 Active 330 DOM
16. 2026-05-31
    days on market $75,000 Active 329 DOM
17. 2026-05-11
    price $75,000 790-char remark

    Show marketing remark (790 chars)

    This versatile building with two-car garage on a corner lot was formerly the First Assembly of God church. Zoned residential, this building could continue its use as a church or be converted to multiple apartments or a single family home with garage! With a spacious open space on the main level currently used as the sanctuary, and another large open space in the lower level with adjacent kitchen, this building has endless possibilities for its future use. The building features a room for a bedroom and full bath on the main level, and four additional rooms in the full, finished lower level that could be bedrooms, along with two half baths and kitchen in the lower level. This property also includes a 20x18 2-car garage at the rear. Ideal for multiple uses and a limitless potential!

18. 2025-10-21
    status Active 790-char remark

    Show marketing remark (790 chars)

    This versatile building with two-car garage on a corner lot was formerly the First Assembly of God church. Zoned residential, this building could continue its use as a church or be converted to multiple apartments or a single family home with garage! With a spacious open space on the main level currently used as the sanctuary, and another large open space in the lower level with adjacent kitchen, this building has endless possibilities for its future use. The building features a room for a bedroom and full bath on the main level, and four additional rooms in the full, finished lower level that could be bedrooms, along with two half baths and kitchen in the lower level. This property also includes a 20x18 2-car garage at the rear. Ideal for multiple uses and a limitless potential!

19. 2025-10-10
    status Pending 790-char remark

    Show marketing remark (790 chars)

    This versatile building with two-car garage on a corner lot was formerly the First Assembly of God church. Zoned residential, this building could continue its use as a church or be converted to multiple apartments or a single family home with garage! With a spacious open space on the main level currently used as the sanctuary, and another large open space in the lower level with adjacent kitchen, this building has endless possibilities for its future use. The building features a room for a bedroom and full bath on the main level, and four additional rooms in the full, finished lower level that could be bedrooms, along with two half baths and kitchen in the lower level. This property also includes a 20x18 2-car garage at the rear. Ideal for multiple uses and a limitless potential!

20. 2025-08-20
    price $114,900 790-char remark

    Show marketing remark (790 chars)

    This versatile building with two-car garage on a corner lot was formerly the First Assembly of God church. Zoned residential, this building could continue its use as a church or be converted to multiple apartments or a single family home with garage! With a spacious open space on the main level currently used as the sanctuary, and another large open space in the lower level with adjacent kitchen, this building has endless possibilities for its future use. The building features a room for a bedroom and full bath on the main level, and four additional rooms in the full, finished lower level that could be bedrooms, along with two half baths and kitchen in the lower level. This property also includes a 20x18 2-car garage at the rear. Ideal for multiple uses and a limitless potential!

21. 2025-06-24
    listed $119,900 Active 790-char remark

    Show marketing remark (790 chars)

    This versatile building with two-car garage on a corner lot was formerly the First Assembly of God church. Zoned residential, this building could continue its use as a church or be converted to multiple apartments or a single family home with garage! With a spacious open space on the main level currently used as the sanctuary, and another large open space in the lower level with adjacent kitchen, this building has endless possibilities for its future use. The building features a room for a bedroom and full bath on the main level, and four additional rooms in the full, finished lower level that could be bedrooms, along with two half baths and kitchen in the lower level. This property also includes a 20x18 2-car garage at the rear. Ideal for multiple uses and a limitless potential!

ⓘ 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 ≥107°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,100
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,182
• Taxable income: $5,641
• Est. tax owed @ 24.0%: −$1,354
• After-tax cash flow: $5,146/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the exterior siding, flooring, and bathroom fixtures.

Repairs flagged

• Major bathroom fixtures — Worn and outdated
• Major kitchen — No photos of kitchen
• Moderate exterior siding — Weathered
• Major flooring — Worn carpet
• Major interior walls/paint — Faded paint

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace worn carpet — Improves comfort and value
• Both Update bathroom fixtures — Enhances functionality and value
• Both Update kitchen — Enhances functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
bathroom fixtures · Worn and outdated	Major	$15,000–50,000
kitchen · No photos of kitchen	Major	$15,000–50,000
exterior siding · Weathered	Moderate	$3,000–15,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls/paint · Faded paint	Major	$15,000–50,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace worn carpet — Improves comfort and value ↑
• Both Update bathroom fixtures — Enhances functionality and value ↑
• Both Update kitchen — Enhances functionality and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Havana CUSD 126
• NCES district ID: 1718510
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 22% ▼ -16.00%
• Median HH income: $39,881
• Composite: 16.52/100
• National rank: #9181
• State rank: #448 of 620 in IL

Livability — Havana

• Score: 60/100
• State rank: #989
• US rank: #19077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Havana, IL
• City population: 4,657
• Population (ZIP): 4,657

Population outlook (Mason County) Hauer SSP2

• Today (2025): 12,087 people
• By 2030: 11,283 · -6.7%
• By 2040: 9,766 · -19.2%
• By 2050: 8,421 · -30.3%
• By 2075: 5,785 · -52.1%
• By 2100: 3,888 · -67.8%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Mason

• 2024 margin: Solid R (+42.2) · D 27.8% · R 70.1% · Other 2.1%
• 2008→2024 swing: -48.1pp toward R · 2008: 5.9pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+39.5 2016: R+31.8 2012: R+6.3 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.81%
• Current HPI: 115.1077
• 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

-37.4% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $75,000 RMLSA as Distributed by MLS Grid
• 2025-10-21 Relisted — RMLSA as Distributed by MLS Grid
• 2025-10-10 Pending — RMLSA as Distributed by MLS Grid
• 2025-08-20 Price Changed $114,900 RMLSA as Distributed by MLS Grid
• 2025-06-24 Listed $119,900 RMLSA as Distributed by MLS Grid