858 Benton St · Eldorado, IL 62930

$127,000

2 bd · 2.0 ba · 2,016 sqft · SingleFamily · 88 Days on market

Built 1976 10,000 sqft lot Est $117k · 9% over

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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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +5.5/10.0
• ARV discount +3.6/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Take a look at this two-bedroom, two full bath home on dead end street. Inside, you'll find two separate living areas, including a family room and a spacious living room-perfect for relaxing or entertaining guests. The kitchen and dining combo features a convenient breakfast bar and beautiful Amish-built custom oak cabinets. The spacious primary bedroom offers a large closet. The second bedroom has a cedar-lined closet. Both bathrooms provide modern convenience, including one with a large custom tile walk-in shower and another that has been recently updated. Vinyl plank flooring runs throughout most of the home for durability and easy maintenance. Outside located in back yard is a 30x40 spr

Key facts

• Heated and cooled
• Cedar-lined closet
• Breakfast bar

Tags

• TWO SEPARATE LIVING AREAS
• BREAKFAST BAR
• CEDAR-LINED CLOSET
• CUSTOM TILE WALK-IN SHOWER
• SPRAY FOAM INSULATED POLE BARN
• HEATED AND COOLED

Property features AI

Finance

• Other: Built before 1978
• Financial info: Property not currently leased; Not rebuilt or rehabbed (as reported)
• HOA & community: No master association fee required

Exterior

• Parking: Space for 4 vehicles; Driveway parking; Concrete and gravel surfaces
• Security: Security cameras
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Detached single-family home; Single-story residence; Fee simple ownership; Built approximately 41–50 years ago; Appraised living area
• Construction: Vinyl siding with frame construction; Asphalt roof; Block foundation
• Exterior features: Patio; Lot dimensions approximately 50 x 200; Less than 0.25-acre lot

Interior

• Kitchen: Eating area with island; Range; Refrigerator
• Bedrooms: Master bedroom on main level (15 x 18) with blinds; Second bedroom on main level (11 x 12); Additional bedrooms listed (total 2)
• Flooring: Luxury vinyl flooring in living room, kitchen and master bedroom; Laminate in laundry; Carpet in one bedroom
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Dining combo (kitchen/dining area); Security cameras
• Laundry & utility: Main-level laundry (5 x 11) with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $119k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#658 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D-, amenities F, commute F.
• Eldorado CUSD 4 (town): math 11% / reading 19% proficiency, ranked #526 of 620 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eldorado Elem School (math 8% / reading 7%, grade F, #1,627 of 2,056 statewide, top 81%, 545 students, 0% FRL); Eldorado Middle School (math 17% / reading 32%, grade F, #332 of 665 statewide, top 55%, 231 students, 0% FRL); Eldorado High School (math 8% / reading 17%, grade F, #506 of 693 statewide, top 74%, 301 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 42 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Saline County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1976 — 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. 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?
6. 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?
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: 1.05% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $116,928
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2408 Glenwood Ave	0.61mi	3/2.0 (+1)	1,900 (-6%)	21mo	$110,000	$58	39

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-5,136
• Equity at exit: $18,936

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $15,360
• Equity at exit: $10,981

Cash invested: $35,560 (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 62930

• Active inventory: 42
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $243

Break-even live

Break-even rent $1,029

Max offer price $127,000

Occupancy floor 77%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-02
   statusdays on market $127,000 Pending 88 DOM
2. 2026-06-01
   days on market $127,000 Contingent - Continue to Show 87 DOM
3. 2026-05-31
   days on market $127,000 Contingent - Continue to Show 86 DOM
4. 2026-05-31
   days on market $127,000 Contingent - Continue to Show 85 DOM
5. 2026-04-30
   historical Contingent - Continue to Show
6. 2026-03-05
   listed $127,000 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: $1,131 · $94/mo
• Projected year-2 tax: $2,007 · $167/mo
• Expected delta: +$876/yr (+$73/mo · 77.5%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,040
• − Mortgage interest: −$7,114
• − Property taxes: −$1,131
• − Insurance: −$635
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$3,695
• Taxable income: $899
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $2,698/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: Eldorado CUSD 4
• NCES district ID: 1713660
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $36,707
• Composite: 12.47/100
• National rank: #9627
• State rank: #526 of 620 in IL

Livability — Eldorado

• Score: 65/100
• State rank: #658
• US rank: #13492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldorado, IL
• Population (ZIP): 5,763

Population outlook (Saline County) Hauer SSP2

• Today (2025): 23,915 people
• By 2030: 23,262 · -2.7%
• By 2040: 21,775 · -8.9%
• By 2050: 20,098 · -16.0%
• By 2075: 15,234 · -36.3%
• By 2100: 10,302 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea, Vietnam
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+49.0) · D 24.8% · R 73.8% · Other 1.3%
• 2008→2024 swing: -40.1pp toward R · 2008: -8.9pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.9 2016: R+50.7 2012: R+29.0 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.64%
• Current HPI: 75.0826
• 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

• 2026-04-30 Contingent — MRED as Distributed by MLS Grid
• 2026-03-05 Listed $127,000 MRED as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2024): $1,131 · +1.1% YoY. Source: county tax records.