330 E Locust St · Moweaqua, IL 62550

$158,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 2 Days on market

Built 1963 7,500 sqft lot Est $116k · 36% over

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Why this score? — see what drove the F 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).

• Appreciation +8.4/10.0
• Cash flow +8.2/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.0/10.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this charming 3 bed, 1.5 bath home nestled in the heart of Moweaqua, offering the perfect blend of comfort, character, and small-town living. Located in the Central A & M School District, this lovingly maintained property has been cared for by the same owners for over 40 years and is ready for its next chapter. The enclosed front porch offers a perfect space to enjoy your morning coffee or unwind at the end of a long day. The main floor features a spacious primary suite complete with a walk-in closet and large bathroom, highlighted by a relaxing jacuzzi tub, separate shower, and vanity. Upstairs, you’ll find 2 additional bedrooms connected by a convenient Jack-and-Jill

Key facts

• 7,500 sq ft lot
• 3 garage spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (30.3% below list).
• Recommended offer: $110k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#616 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Central A & M CUD 21 (rural): math 13% / reading 20% proficiency, ranked #477 of 620 in IL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gregory Intermediate (math 22% / reading 22%, grade F, #940 of 2,056 statewide, top 49%, 192 students, 0% FRL); Central A & M Middle School (math 8% / reading 17%, grade F, #550 of 665 statewide, top 84%, 168 students, 0% FRL); Central A & M High School (math 12% / reading 22%, grade F, #430 of 693 statewide, top 66%, 225 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP; 41 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.7% local appreciation)).
• Shelby County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $110,107 (30.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — 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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $116,352
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 E Warren St	0.37mi	3/1.0	1,200 (+4%)	5mo	$109,000	$91	70
504 Putnam St	0.20mi	3/1.0	1,235 (+7%)	10mo	$70,000	$57	69
429 N Shelby St	0.18mi	2/1.5 (-1)	1,269 (+10%)	6mo	$154,900	$122	64
321 South St	0.28mi	3/1.0	1,316 (+14%)	0mo	$137,500	$104	61
329 Main St	0.12mi	4/2.0 (+1)	1,070 (-7%)	23mo	$95,000	$89	56
317 E South St	0.28mi	3/2.0	1,296 (+12%)	17mo	$140,000	$108	50
209 W Wall St	0.46mi	3/1.0	1,078 (-6%)	20mo	$85,000	$79	49
256 Madison St	0.43mi	2/1.0 (-1)	1,280 (+11%)	21mo	$129,900	$101	38

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

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.97×
• Total profit: $43,064
• Equity at exit: $106,639

10-year hold

• IRR: 14.1%
• Equity multiple: 3.99×
• Total profit: $132,464
• Equity at exit: $200,036

Cash invested: $44,240 (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 62550

• Home prices YoY: 3.5%
• Active inventory: 19
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-148

Break-even live

Break-even rent $1,288

Max offer price $131,927

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-103	+0% $-148	+5% $-192	+10% $-237
Rent	-10% $-235	-5% $-191	+0% $-148	+5% $-104	+10% $-61
Rate	-1.0pp $-68	-0.5pp $-107	base $-148	+0.5pp $-189	+1.0pp $-230

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-16
   status Pending
2. 2026-04-14
   listed $158,000 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: $1,476 · $123/mo
• Projected year-2 tax: $2,532 · $211/mo
• Expected delta: +$1,055/yr (+$88/mo · 71.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,213
• − Mortgage interest: −$8,850
• − Property taxes: −$1,476
• − Insurance: −$790
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$4,596
• Taxable loss: −$4,614
• Est. tax savings @ 24.0%: +$1,107
• After-tax cash flow: $-664/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: Central A & M CUD 21
• NCES district ID: 1709100
• Math proficiency: 13% ▼ -5.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $50,388
• Composite: 15.02/100
• National rank: #9357
• State rank: #477 of 620 in IL

Livability — Moweaqua

• Score: 65/100
• State rank: #616
• US rank: #12660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moweaqua, IL
• Population (ZIP): 3,070

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 20,512 people
• By 2030: 19,675 · -4.1%
• By 2040: 17,851 · -13.0%
• By 2050: 15,973 · -22.1%
• By 2075: 11,799 · -42.5%
• By 2100: 8,030 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Native American 1%
• Common ancestry: Iranian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.5% · Other 1.4%
• 2008→2024 swing: -40.5pp toward R · 2008: -19.8pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.2 2016: R+54.3 2012: R+33.7 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.72%
• Current HPI: 197.0448
• 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

2 events — show timeline

• 2026-04-16 Pending — CIBR
• 2026-04-14 Listed $158,000 CIBR

Property tax history

-1.7%/yr

Latest (2024): $1,476 · -1.6% YoY. Source: county tax records.