330 Central Ave · Atwood, IL 61913

$60,000

2 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 11 Days on market

Built 1927 0.34 ac lot Est $88k · 32% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.1/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and affordable bungalow on a corner lot, with a large fenced-in yard. This cozy 2-bedroom, 1 full bath home, 1-car attached garage, and extra storage for tools and outdoor equipment. Enjoy relaxing evenings around the backyard fire pit while taking in beautiful sunset views. Whether you're looking to downsize, invest, or purchase your first home, this property offers comfortable living with a scenic setting. Don't wait for your personal showing today!

Key facts

• Scenic setting
• Sunset views
• Corner lot

Tags

• CORNER LOT
• FENCED-IN YARD
• BACKYARD FIRE PIT
• SUNSET VIEWS
• SCENIC SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 62/100 on livability (#885 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Arthur CUSD 305 (rural): math 24% / reading 36% proficiency, ranked #252 of 620 in IL (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 36 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $505 of equity ($415 loan paydown + $90 appreciation (0.1% local appreciation)).
• Douglas County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 3.4% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.79% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.41%
• DSCR: 2.09
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $88,172
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 N Kentucky St	0.13mi	3/1.5 (+1)	1,312 (-0%)	7mo	$145,000	$111	81
222 S Iowa St	0.18mi	2/2.0	1,159 (-12%)	2mo	$34,900	$30	66
221 W Central St	0.39mi	3/1.0 (+1)	1,254 (-5%)	9mo	$55,000	$44	61
234 N Missouri St	0.47mi	2/1.0	1,228 (-7%)	15mo	$82,000	$67	54
215 N Kansas St	0.54mi	3/1.0 (+1)	1,150 (-13%)	8mo	$150,000	$130	42

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

Projected returns pro-forma

0.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.22×
• Total profit: $20,509
• Equity at exit: $17,876

10-year hold

• IRR: 28.7%
• Equity multiple: 4.25×
• Total profit: $54,539
• Equity at exit: $21,853

Cash invested: $16,800 (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 61913

• Home prices YoY: 0.1%
• Active inventory: 7
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$168 /mo · $2,015/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $342

Break-even live

Break-even rent $642

Max offer price $60,000

Occupancy floor 63%

Sensitivity live

Price	-10% $376	-5% $359	+0% $342	+5% $325	+10% $308
Rent	-10% $257	-5% $299	+0% $342	+5% $384	+10% $427
Rate	-1.0pp $372	-0.5pp $357	base $342	+0.5pp $326	+1.0pp $310

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-01
   soldstatus $56,500 Closed 464-char remark

   Show marketing remark (464 chars)

   Charming and affordable bungalow on a corner lot, with a large fenced-in yard. This cozy 2-bedroom, 1 full bath home, 1-car attached garage, and extra storage for tools and outdoor equipment. Enjoy relaxing evenings around the backyard fire pit while taking in beautiful sunset views. Whether you're looking to downsize, invest, or purchase your first home, this property offers comfortable living with a scenic setting. Don't wait for your personal showing today!

2. 2026-04-01
   status Pending

   Show marketing remark (464 chars)

   Charming and affordable bungalow on a corner lot, with a large fenced-in yard. This cozy 2-bedroom, 1 full bath home, 1-car attached garage, and extra storage for tools and outdoor equipment. Enjoy relaxing evenings around the backyard fire pit while taking in beautiful sunset views. Whether you're looking to downsize, invest, or purchase your first home, this property offers comfortable living with a scenic setting. Don't wait for your personal showing today!

3. 2026-04-01
   status Pending 464-char remark

   Show marketing remark (464 chars)

   Charming and affordable bungalow on a corner lot, with a large fenced-in yard. This cozy 2-bedroom, 1 full bath home, 1-car attached garage, and extra storage for tools and outdoor equipment. Enjoy relaxing evenings around the backyard fire pit while taking in beautiful sunset views. Whether you're looking to downsize, invest, or purchase your first home, this property offers comfortable living with a scenic setting. Don't wait for your personal showing today!

4. 2026-03-20
   listed $60,000 Active
5. 2026-03-17
   listed $60,000 Active 464-char remark

   Show marketing remark (464 chars)

   Charming and affordable bungalow on a corner lot, with a large fenced-in yard. This cozy 2-bedroom, 1 full bath home, 1-car attached garage, and extra storage for tools and outdoor equipment. Enjoy relaxing evenings around the backyard fire pit while taking in beautiful sunset views. Whether you're looking to downsize, invest, or purchase your first home, this property offers comfortable living with a scenic setting. Don't wait for your personal showing today!

6. 2020-09-30
   historical
7. 2007-03-21
   soldstatus $18,900
8. 2007-02-07
   soldstatus $11,000
9. 2000-02-01
   soldstatus $26,000

ⓘ 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: $2,015 · $168/mo
• Projected year-2 tax: $2,015 · $168/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,901
• − Mortgage interest: −$3,361
• − Property taxes: −$2,015
• − Insurance: −$300
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$1,745
• Taxable income: $3,415
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $3,281/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: Arthur CUSD 305
• NCES district ID: 1704260
• Math proficiency: 24% ▬ 0.00%
• Reading proficiency: 36% ▲ 4.00%
• Median HH income: $48,266
• Composite: 25.99/100
• National rank: #7320
• State rank: #252 of 620 in IL

Livability — Atwood

• Score: 62/100
• State rank: #885
• US rank: #17235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atwood, IL
• Population (ZIP): 1,192

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 19,209 people
• By 2030: 18,940 · -1.4%
• By 2040: 18,397 · -4.2%
• By 2050: 17,829 · -7.2%
• By 2075: 16,395 · -14.6%
• By 2100: 14,329 · -25.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+46.1) · D 26.1% · R 72.3% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: -21.3pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.4 2016: R+46.3 2012: R+36.8 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.15%
• Current HPI: 177.4735
• 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

+117.3% since first listed

9 events — show timeline

• 2026-05-01 Sold (MLS) $56,500 MRED as Distributed by MLS Grid
• 2026-04-01 Pending — CIBR
• 2026-04-01 Pending — MRED as Distributed by MLS Grid
• 2026-03-20 Listed $60,000 CIBR
• 2026-03-17 Listed $60,000 MRED as Distributed by MLS Grid
• 2020-09-30 Listing Removed — MRED as Distributed by MLS Grid
• 2007-03-21 Sold (Public Records) $18,900 Public Records
• 2007-02-07 Sold (Public Records) $11,000 Public Records
• 2000-02-01 Sold (Public Records) $26,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $2,015 · +6.6% YoY. Source: county tax records.