301 N Market St · Hoopeston, IL 60942

$75,000

3 bd · 2.0 ba · 1,600 sqft · Other · 158 Days on market

Built 1930 10,454 sqft lot $47/sqft · 28% above area Est $59k · 28% over

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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
• Appreciation +6.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Attention investors! This is the opportunity you’ve been waiting for. This unique property includes three separate units, offering excellent income potential and versatility. The two-story main home features two individual apartment units: the lower level offers one bedroom, a kitchen, living room, and full bath, while the upper level includes two bedrooms, a full bath, kitchen, and living room. A separate tiny home adds a third unit with one bedroom and a combined kitchen/living area. Currently the tiny home is in need of renovations and is being rented out for storage only. Major updates include a complete roof replacement in 2017, a furnace replaced within the last 10 years, and a newer water heater installed within the past couple of years. Situated on a large corner lot in an ideal location near the downtown area, this property presents a strong investment opportunity. Year built, square footage, and room dimensions are approximate.

Key facts

• Income potential
• Furnace replaced
• Two-story main home

Tags

• THREE SEPARATE UNITS
• INCOME POTENTIAL
• TWO-STORY MAIN HOME
• COMPLETE ROOF REPLACEMENT
• FURNACE REPLACED
• NEWER WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/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.
• Cap rate 13.0% vs local median 7.3% in Hoopeston — 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 57/100 on livability (#1,152 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, amenities F, commute F.
• Hoopeston Area CUSD 11 (town): math 9% / reading 15% proficiency, ranked #559 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Maple Elem School (311 students, 0% FRL); Hoopeston Area Middle School (math 5% / reading 11%, grade F, #608 of 665 statewide, top 92%, 249 students, 0% FRL); Hoopeston Area High School (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 338 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 41 active listings in the ZIP; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (2.8% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. It's been on market 158 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 1.73% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.80%
• DSCR: 2.06
• GRM: 4.8

CMA / ARV

• ARV (median comp): $58,517
• List price: $75,000
• Delta: 28.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 2.65×
• Total profit: $34,730
• Equity at exit: $32,756

10-year hold

• IRR: 30.2%
• Equity multiple: 5.18×
• Total profit: $87,712
• Equity at exit: $49,742

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 60942

• Home prices YoY: 1.4%
• Active inventory: 41
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$185 /mo · $2,222/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $417

Break-even live

Break-even rent $772

Max offer price $75,000

Occupancy floor 63%

Sensitivity live

Price	-10% $459	-5% $438	+0% $417	+5% $395	+10% $374
Rent	-10% $314	-5% $365	+0% $417	+5% $468	+10% $519
Rate	-1.0pp $454	-0.5pp $436	base $417	+0.5pp $397	+1.0pp $377

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 31 events

1. 2026-06-21
   days on market $75,000 Active 158 DOM
2. 2026-06-21
   days on market $75,000 Active 157 DOM
3. 2026-06-18
   days on market $75,000 Active 155 DOM
4. 2026-06-17
   days on market $75,000 Active 154 DOM
5. 2026-06-16
   days on market $75,000 Active 153 DOM
6. 2026-06-15
   days on market $75,000 Active 152 DOM
7. 2026-06-13
   days on market $75,000 Active 150 DOM
8. 2026-06-12
   days on market $75,000 Active 149 DOM
9. 2026-06-09
   days on market $75,000 Active 146 DOM
10. 2026-06-08
    days on market $75,000 Active 145 DOM
11. 2026-06-07
    days on market $75,000 Active 144 DOM
12. 2026-06-07
    days on market $75,000 Active 143 DOM
13. 2026-06-04
    days on market $75,000 Active 140 DOM
14. 2026-06-02
    days on market $75,000 Active 139 DOM
15. 2026-06-01
    days on market $75,000 Active 138 DOM
16. 2026-05-31
    days on market $75,000 Active 137 DOM
17. 2026-05-31
    days on market $75,000 Active 136 DOM
18. 2026-01-14
    listed $75,000 Active 957-char remark

    Show marketing remark (957 chars)

    Attention investors! This is the opportunity you’ve been waiting for. This unique property includes three separate units, offering excellent income potential and versatility. The two-story main home features two individual apartment units: the lower level offers one bedroom, a kitchen, living room, and full bath, while the upper level includes two bedrooms, a full bath, kitchen, and living room. A separate tiny home adds a third unit with one bedroom and a combined kitchen/living area. Currently the tiny home is in need of renovations and is being rented out for storage only. Major updates include a complete roof replacement in 2017, a furnace replaced within the last 10 years, and a newer water heater installed within the past couple of years. Situated on a large corner lot in an ideal location near the downtown area, this property presents a strong investment opportunity. Year built, square footage, and room dimensions are approximate.

19. 2024-05-13
    soldstatus $75,000 Closed 732-char remark

    Show marketing remark (732 chars)

    ATTENTION ALL INVESTORS!!!!! This property is THE property that you have been waiting for! 3 units are included with so many possibilities and so much potential! The two story home features 2 separate apartment units. The downstairs unit has 1 bedroom, kitchen, living room and full bath. Upstairs has 2 bedrooms, 1 full bath, kitchen and living room. The tiny home has 1 bedroom with a kitchen/living room combo. 3 rental units is a great way to generate extra income. The roof was completely replaced in 2017. Furnace replaced within the last 10 years. New water heater within the past couple years. Property is on a large corner lot in ideal location close to the downtown area. YEAR BUILT/SQ FT/ROOM DIMENSIONS ARE ALL APPROX.

20. 2024-05-13
    soldstatus $75,000 Closed

    Show marketing remark (732 chars)

    ATTENTION ALL INVESTORS!!!!! This property is THE property that you have been waiting for! 3 units are included with so many possibilities and so much potential! The two story home features 2 separate apartment units. The downstairs unit has 1 bedroom, kitchen, living room and full bath. Upstairs has 2 bedrooms, 1 full bath, kitchen and living room. The tiny home has 1 bedroom with a kitchen/living room combo. 3 rental units is a great way to generate extra income. The roof was completely replaced in 2017. Furnace replaced within the last 10 years. New water heater within the past couple years. Property is on a large corner lot in ideal location close to the downtown area. YEAR BUILT/SQ FT/ROOM DIMENSIONS ARE ALL APPROX.

21. 2024-05-13
    soldstatus $75,000

    Show marketing remark (732 chars)

    ATTENTION ALL INVESTORS!!!!! This property is THE property that you have been waiting for! 3 units are included with so many possibilities and so much potential! The two story home features 2 separate apartment units. The downstairs unit has 1 bedroom, kitchen, living room and full bath. Upstairs has 2 bedrooms, 1 full bath, kitchen and living room. The tiny home has 1 bedroom with a kitchen/living room combo. 3 rental units is a great way to generate extra income. The roof was completely replaced in 2017. Furnace replaced within the last 10 years. New water heater within the past couple years. Property is on a large corner lot in ideal location close to the downtown area. YEAR BUILT/SQ FT/ROOM DIMENSIONS ARE ALL APPROX.

22. 2024-03-23
    status Pending

    Show marketing remark (732 chars)

    ATTENTION ALL INVESTORS!!!!! This property is THE property that you have been waiting for! 3 units are included with so many possibilities and so much potential! The two story home features 2 separate apartment units. The downstairs unit has 1 bedroom, kitchen, living room and full bath. Upstairs has 2 bedrooms, 1 full bath, kitchen and living room. The tiny home has 1 bedroom with a kitchen/living room combo. 3 rental units is a great way to generate extra income. The roof was completely replaced in 2017. Furnace replaced within the last 10 years. New water heater within the past couple years. Property is on a large corner lot in ideal location close to the downtown area. YEAR BUILT/SQ FT/ROOM DIMENSIONS ARE ALL APPROX.

23. 2024-03-23
    status Pending 732-char remark

    Show marketing remark (732 chars)

    ATTENTION ALL INVESTORS!!!!! This property is THE property that you have been waiting for! 3 units are included with so many possibilities and so much potential! The two story home features 2 separate apartment units. The downstairs unit has 1 bedroom, kitchen, living room and full bath. Upstairs has 2 bedrooms, 1 full bath, kitchen and living room. The tiny home has 1 bedroom with a kitchen/living room combo. 3 rental units is a great way to generate extra income. The roof was completely replaced in 2017. Furnace replaced within the last 10 years. New water heater within the past couple years. Property is on a large corner lot in ideal location close to the downtown area. YEAR BUILT/SQ FT/ROOM DIMENSIONS ARE ALL APPROX.

24. 2024-02-03
    listed $79,900 Active
25. 2024-02-01
    listed $79,900 Active 732-char remark

    Show marketing remark (732 chars)

    ATTENTION ALL INVESTORS!!!!! This property is THE property that you have been waiting for! 3 units are included with so many possibilities and so much potential! The two story home features 2 separate apartment units. The downstairs unit has 1 bedroom, kitchen, living room and full bath. Upstairs has 2 bedrooms, 1 full bath, kitchen and living room. The tiny home has 1 bedroom with a kitchen/living room combo. 3 rental units is a great way to generate extra income. The roof was completely replaced in 2017. Furnace replaced within the last 10 years. New water heater within the past couple years. Property is on a large corner lot in ideal location close to the downtown area. YEAR BUILT/SQ FT/ROOM DIMENSIONS ARE ALL APPROX.

26. 2020-08-27
    soldstatus $37,500
27. 2020-08-27
    soldstatus $37,500
28. 2020-07-02
    listed $45,000
29. 2020-07-02
    listed $45,000
30. 2020-04-17
    historical
31. 1972-08-21
    soldstatus $6,500

ⓘ 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: $2,222 · $185/mo
• Projected year-2 tax: $2,222 · $185/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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: $15,589
• − Mortgage interest: −$4,201
• − Property taxes: −$2,222
• − Insurance: −$375
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,182
• Taxable income: $4,114
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $4,011/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: Hoopeston Area CUSD 11
• NCES district ID: 1719660
• Math proficiency: 9% ▼ -7.00%
• Reading proficiency: 15% ▼ -3.00%
• Median HH income: $40,897
• Composite: 10.39/100
• National rank: #9786
• State rank: #559 of 620 in IL

Livability — Hoopeston

• Score: 57/100
• State rank: #1152
• US rank: #21789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoopeston, IL
• City population: 5,635
• Population (ZIP): 5,635

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4% Black 2% Asian 1%
• Common ancestry: Portuguese 4% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.77%
• Current HPI: 193.4089
• 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

+1053.8% since first listed

14 events — show timeline

• 2026-01-14 Listed $75,000 CIBR
• 2024-05-13 Sold (Public Records) $75,000 Public Records
• 2024-05-13 Sold (MLS) $75,000 CIBR
• 2024-05-13 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2024-03-23 Pending — CIBR
• 2024-03-23 Pending — MRED as Distributed by MLS Grid
• 2024-02-03 Listed $79,900 CIBR
• 2024-02-01 Listed $79,900 MRED as Distributed by MLS Grid
• 2020-08-27 Sold (MLS) $37,500 CIBR
• 2020-08-27 Sold (MLS) $37,500 MRED as Distributed by MLS Grid
• 2020-07-02 Listed $45,000 CIBR
• 2020-07-02 Listed $45,000 MRED as Distributed by MLS Grid
• 2020-04-17 Listing Removed — MRED as Distributed by MLS Grid
• 1972-08-21 Sold (Public Records) $6,500 Public Records

Property tax history

+3.5%/yr

Latest (2024): $2,222 · +8.1% YoY. Source: county tax records.