201 W North 4th St · Shelbyville, IL 62565

$11,900

3 bd · 1.0 ba · 1,564 sqft · Other public records · 8 Days on market

Built 1965 5,842 sqft lot ↓ 48% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a "fixer-upper"? This 3 bedroom home on corner lot has potential! Large living room, fireplace and sun room. BEING SOLD "AS IS"

Key facts

• 5,842 sq ft lot
• Built 1965
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $12k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Cap rate 86.3% vs local median 5.0% in Shelbyville — 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 70/100 on livability (#355 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Shelbyville CUSD 4 (town): math 25% / reading 41% proficiency, ranked #225 of 620 in IL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shelbyville High School (math 17% / reading 22%, grade F, #397 of 693 statewide, top 61%, 354 students, 0% FRL) — zoned schools average 0% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 20% at this address vs 33% district-wide (-14 pts) — the specific schools serving this property underperform the Shelbyville CUSD 4 average; the district grade overstates school quality for this exact location.
• Market conditions: 53 active listings in the ZIP; 41 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $82 of loan paydown is wiped out by about $357 of value loss. Plan a longer hold.
• Shelby County population projected at -22% 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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.

Recommended offer $11,900

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 9.31% ✓
• Cap rate: 86.27%
• Cash-on-cash: 285.65%
• DSCR: 13.71
• GRM: 0.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 15.59×
• Total profit: $48,605
• Equity at exit: $1,774

10-year hold

• IRR: —
• Equity multiple: 33.24×
• Total profit: $107,440
• Equity at exit: $1,029

Cash invested: $3,332 (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 62565

• Home prices YoY: -11.6%
• Active inventory: 53
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$62
• Tax est. 1.5%: −$15 /mo · $178/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $793

Break-even live

Break-even rent $104

Max offer price $11,900

Occupancy floor 23%

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: $2,975
• Closing costs: $357
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-14
   listed $11,900 Active
3. 2012-12-20
   soldstatus 177-char remark

   Show marketing remark (161 chars)

   Looking for a "fixer-upper"? This 3 bedroom home on corner lot has potential! Large living room, fireplace and sun room. BEING SOLD "AS IS"

4. 2012-12-20
   soldstatus 161-char remark

   Show marketing remark (161 chars)

   Looking for a "fixer-upper"? This 3 bedroom home on corner lot has potential! Large living room, fireplace and sun room. BEING SOLD "AS IS"

5. 2012-06-14
   listed $39,600 177-char remark

   Show marketing remark (161 chars)

   Looking for a "fixer-upper"? This 3 bedroom home on corner lot has potential! Large living room, fireplace and sun room. BEING SOLD "AS IS"

6. 2012-06-14
   listed $39,600 161-char remark

   Show marketing remark (161 chars)

   Looking for a "fixer-upper"? This 3 bedroom home on corner lot has potential! Large living room, fireplace and sun room. BEING SOLD "AS IS"

7. 2004-08-11
   soldstatus $23,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,297
• − Mortgage interest: −$667
• − Property taxes: −$178
• − Insurance: −$60
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$346
• Taxable income: $9,919
• Est. tax owed @ 24.0%: −$2,381
• After-tax cash flow: $7,137/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: Shelbyville CUSD 4
• NCES district ID: 1736090
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 41% ▼ -12.00%
• Median HH income: $44,461
• Composite: 28.1/100
• National rank: #6827
• State rank: #225 of 620 in IL

Livability — Shelbyville

• Score: 70/100
• State rank: #355
• US rank: #7321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelbyville, IL
• City population: 7,422
• Population (ZIP): 7,422

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 20,512 people
• By 2030: 19,675 · -4.1%
• By 2040: 17,851 · -13.0%
• By 2050: 15,973 · -22.1%
• By 2075: 11,799 · -42.5%
• By 2100: 8,030 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.5% · Other 1.4%
• 2008→2024 swing: -40.5pp toward R · 2008: -19.8pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.2 2016: R+54.3 2012: R+33.7 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.35%
• Current HPI: 178.3002
• 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

-48.3% since first listed

7 events — show timeline

• 2026-04-22 Pending — MARIS as Distributed by MLS Grid
• 2026-04-14 Listed $11,900 MARIS as Distributed by MLS Grid
• 2012-12-20 Sold (MLS) — CIBR
• 2012-12-20 Sold (MLS) — MRED as Distributed by MLS Grid
• 2012-06-14 Listed $39,600 CIBR
• 2012-06-14 Listed $39,600 MRED as Distributed by MLS Grid
• 2004-08-11 Sold (Public Records) $23,000 Public Records

Property tax history

+4.2%/yr

Latest (2024): $991 · +3.8% YoY. Source: county tax records.