225 E Pine St · Paxton, IL 60957

$99,000

3 bd · 1.0 ba · 1,216 sqft · Other public records · 57 Days on market

Built 1900 $81/sqft · 27% below area Est $136k · 27% under

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Why this score? — see what drove the C+ 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.6/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom home is partially remodeled and ready for your finishing touches. Many updates have already been started, offering a great head start for investors or buyers looking to build equity. The property features a spacious shed with partial heating and a convenient half bath-perfect for a workshop, hobby space, or additional storage. Includes 3 parcels total - Bring your ideas and vision to complete this home and make it your own!

Key facts

• 4 garage spots
• Built 1900
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.3% in Paxton — 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 72/100 on livability (#316 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Paxton-Buckley-Loda CUD 10 (town): math 33% / reading 29% proficiency, ranked #232 of 620 in IL (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 10 units permitted in Ford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ford County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $99k implies a 450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 1.16% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 7.2

CMA / ARV

• ARV (median comp): $136,092
• List price: $99,000
• Delta: -27.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-5,450
• Equity at exit: $14,761

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $9,033
• Equity at exit: $8,560

Cash invested: $27,720 (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 60957

• Home prices YoY: -31.9%
• Active inventory: 28
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$177 /mo · $2,130/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $166

Break-even live

Break-even rent $934

Max offer price $99,000

Occupancy floor 81%

Sensitivity live

Price	-10% $222	-5% $194	+0% $166	+5% $137	+10% $109
Rent	-10% $75	-5% $120	+0% $166	+5% $211	+10% $256
Rate	-1.0pp $215	-0.5pp $191	base $166	+0.5pp $140	+1.0pp $114

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $99,000 Active 57 DOM
2. 2026-06-17
   days on market $99,000 Active 56 DOM
3. 2026-06-16
   days on market $99,000 Active 55 DOM
4. 2026-06-15
   days on market $99,000 Active 54 DOM
5. 2026-06-14
   days on market $99,000 Active 52 DOM
6. 2026-06-13
   days on market $99,000 Active 51 DOM
7. 2026-06-10
   days on market $99,000 Active 49 DOM
8. 2026-06-09
   days on market $99,000 Active 48 DOM
9. 2026-06-08
   days on market $99,000 Active 47 DOM
10. 2026-06-07
    days on market $99,000 Active 46 DOM
11. 2026-06-05
    days on market $99,000 Active 43 DOM
12. 2026-06-02
    days on market $99,000 Active 41 DOM
13. 2026-06-01
    days on market $99,000 Active 40 DOM
14. 2026-05-31
    days on market $99,000 Active 39 DOM
15. 2026-05-30
    days on market $99,000 Active 38 DOM
16. 2026-04-28
    price $99,000 442-char remark

    Show marketing remark (442 chars)

    This 2-bedroom home is partially remodeled and ready for your finishing touches. Many updates have already been started, offering a great head start for investors or buyers looking to build equity. The property features a spacious shed with partial heating and a convenient half bath-perfect for a workshop, hobby space, or additional storage. Includes 3 parcels total - Bring your ideas and vision to complete this home and make it your own!

17. 2026-04-22
    listed $115,000 Active 442-char remark

    Show marketing remark (442 chars)

    This 2-bedroom home is partially remodeled and ready for your finishing touches. Many updates have already been started, offering a great head start for investors or buyers looking to build equity. The property features a spacious shed with partial heating and a convenient half bath-perfect for a workshop, hobby space, or additional storage. Includes 3 parcels total - Bring your ideas and vision to complete this home and make it your own!

18. 2026-04-09
    historical 442-char remark

    Show marketing remark (442 chars)

    This 2-bedroom home is partially remodeled and ready for your finishing touches. Many updates have already been started, offering a great head start for investors or buyers looking to build equity. The property features a spacious shed with partial heating and a convenient half bath-perfect for a workshop, hobby space, or additional storage. Includes 3 parcels total - Bring your ideas and vision to complete this home and make it your own!

19. 2019-05-01
    soldstatus $18,000 Closed Sale 349-char remark

    Show marketing remark (349 chars)

    GREAT INVESTMENT PROPERTY! With some love - this could be the perfect home for you! Enter into the sizable living room, spacious kitchen, separate dining area and laundry/mud room. Two generously sized bedrooms and full bath on the 2nd level. Full, unfinished basement is perfect for storage. Property will be sold as is. Come and take a look today!

20. 2019-04-02
    historical Contingent 349-char remark

    Show marketing remark (349 chars)

    GREAT INVESTMENT PROPERTY! With some love - this could be the perfect home for you! Enter into the sizable living room, spacious kitchen, separate dining area and laundry/mud room. Two generously sized bedrooms and full bath on the 2nd level. Full, unfinished basement is perfect for storage. Property will be sold as is. Come and take a look today!

21. 2019-03-06
    price $25,000 349-char remark

    Show marketing remark (349 chars)

    GREAT INVESTMENT PROPERTY! With some love - this could be the perfect home for you! Enter into the sizable living room, spacious kitchen, separate dining area and laundry/mud room. Two generously sized bedrooms and full bath on the 2nd level. Full, unfinished basement is perfect for storage. Property will be sold as is. Come and take a look today!

22. 2018-11-12
    listed $31,000 New 349-char remark

    Show marketing remark (349 chars)

    GREAT INVESTMENT PROPERTY! With some love - this could be the perfect home for you! Enter into the sizable living room, spacious kitchen, separate dining area and laundry/mud room. Two generously sized bedrooms and full bath on the 2nd level. Full, unfinished basement is perfect for storage. Property will be sold as is. Come and take a look today!

23. 2004-12-17
    soldstatus $8,500
24. 2004-07-22
    historical
25. 2004-02-16
    listed

ⓘ 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: $2,130 · $177/mo
• Projected year-2 tax: $2,188 · $182/mo
• Expected delta: +$59/yr (+$5/mo · 2.8%)

ⓘ 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 ≥103°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: $13,723
• − Mortgage interest: −$5,546
• − Property taxes: −$2,130
• − Insurance: −$495
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$2,880
• Taxable income: $477
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $1,872/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: Paxton-Buckley-Loda CUD 10
• NCES district ID: 1707650
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $52,233
• Composite: 27.27/100
• National rank: #7007
• State rank: #232 of 620 in IL

Livability — Paxton

• Score: 72/100
• State rank: #316
• US rank: #6283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paxton, IL
• Population (ZIP): 5,620

Population outlook (Ford County) Hauer SSP2

• Today (2025): 13,044 people
• By 2030: 12,607 · -3.4%
• By 2040: 11,716 · -10.2%
• By 2050: 10,836 · -16.9%
• By 2075: 9,328 · -28.5%
• By 2100: 7,803 · -40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ford

• 2024 margin: Solid R (+47.9) · D 25.1% · R 73.0% · Other 1.9%
• 2008→2024 swing: -18.9pp toward R · 2008: -29.0pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+47.3 2016: R+48.7 2012: R+42.9 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.59%
• Current HPI: 153.0624
• 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

+1064.7% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $99,000 MRED as Distributed by MLS Grid
• 2026-04-22 Listed $115,000 MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2019-05-01 Sold (MLS) $18,000 MRED as Distributed by MLS Grid
• 2019-04-02 Contingent — MRED as Distributed by MLS Grid
• 2019-03-06 Price Changed $25,000 MRED as Distributed by MLS Grid
• 2018-11-12 Listed $31,000 MRED as Distributed by MLS Grid
• 2004-12-17 Sold (Public Records) $8,500 Public Records
• 2004-07-22 Listing Removed — MRED as Distributed by MLS Grid
• 2004-02-16 Listed — MRED as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2024): $2,130 · +5.7% YoY. Source: county tax records.