802 Dillard St St · Eldorado, IL 62930

$80,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily · 180 Days on market

Built 1960 7,100 sqft lot $77/sqft · 65% above area

---

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
• ARV discount +7.5/15.0
• 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

Come see this newly remolded ranch-style home located on the outskirts of Eldorado today before it's gone. It's a 3-bedroom, 1 bath home new laminate flooring, new drywall, new lighting, new windows, and a comfortable layout. You'll love the big bay window in the living room. The kitchen has new cabinets and counter tops. Nice newly built porch! New central air just installed. Yard is plenty big to add a carport or garage! Park behind house.

Key facts

• New lighting
• Newer cabinets
• Eat in kitchen

Tags

• WATERPROOF LAMINATE FLOORING
• NEW LIGHTING
• NEW WINDOWS
• BIG BAY WINDOW
• EAT IN KITCHEN
• NEWER CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 9.7% in Eldorado — 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 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: schools F, crime D-, amenities 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.
• Market conditions: 42 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 15900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1960 — 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: 1.76% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.83%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

• ARV (median comp): $48,582
• List price: $80,000
• Delta: 64.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Dewey St	0.53mi	3/1.0	1,050 (+1%)	18mo	$30,000	$29	59
100 Mundy St	0.59mi	2/1.0 (-1)	1,044 (+0%)	19mo	$88,000	$84	51
832 Dewey St	0.52mi	2/2.0 (-1)	1,008 (-3%)	14mo	$25,000	$25	49
905 Elder St	0.46mi	3/1.5	949 (-9%)	18mo	$73,000	$77	47
1100 Moore St	0.68mi	2/2.0 (-1)	976 (-6%)	3mo	$83,000	$85	47
600 Panama St	0.68mi	3/1.0	1,152 (+11%)	9mo	$85,000	$74	43

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: 28.0%
• Equity multiple: 2.16×
• Total profit: $26,060
• Equity at exit: $11,928

10-year hold

• IRR: 35.4%
• Equity multiple: 4.25×
• Total profit: $72,905
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $613

Break-even live

Break-even rent $629

Max offer price $80,000

Occupancy floor 51%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $80,000 Active 180 DOM
2. 2026-06-17
   days on market $80,000 Active 179 DOM
3. 2026-06-16
   days on market $80,000 Active 178 DOM
4. 2026-06-15
   days on market $80,000 Active 177 DOM
5. 2026-06-13
   days on market $80,000 Active 175 DOM
6. 2026-06-12
   days on market $80,000 Active 174 DOM
7. 2026-06-09
   days on market $80,000 Active 171 DOM
8. 2026-06-08
   days on market $80,000 Active 170 DOM
9. 2026-06-07
   days on market $80,000 Active 169 DOM
10. 2026-06-07
    days on market $80,000 Active 168 DOM
11. 2026-06-04
    days on market $80,000 Active 165 DOM
12. 2026-06-02
    days on market $80,000 Active 164 DOM
13. 2026-06-01
    days on market $80,000 Active 163 DOM
14. 2026-05-31
    days on market $80,000 Active 162 DOM
15. 2026-05-31
    days on market $80,000 Active 161 DOM
16. 2026-04-02
    status Active
17. 2026-03-31
    historical
18. 2026-01-08
    status Active
19. 2026-01-07
    historical
20. 2026-01-06
    historical
21. 2025-10-03
    listed Active
22. 2024-08-02
    historical $500
23. 2024-07-31
    listed $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: $532 · $44/mo
• Projected year-2 tax: $1,174 · $98/mo
• Expected delta: +$642/yr (+$53/mo · 120.6%)

ⓘ 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: $16,863
• − Mortgage interest: −$4,481
• − Property taxes: −$532
• − Insurance: −$400
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,327
• Taxable income: $6,424
• Est. tax owed @ 24.0%: −$1,542
• After-tax cash flow: $5,813/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

Property tax history

+4.9%/yr

Latest (2024): $532 · +2.3% YoY. Source: county tax records.