1200 Academy St · Eldorado, IL 62930

$125,000

3 bd · 1.5 ba · 1,376 sqft · SingleFamily · 18 Days on market

Built 1979 9,583 sqft lot Est $109k · 15% over ↓ 55% since listing

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller will not complete any repairs to the subject property either lender or buyer requested. Property being sold in ''AS IS'' condition. Great opportunity to own your own home with payments less than rent. 3 bdrm, 1.5 bath with fenced .22 acre lot at end of quiet street for peace and quiet. Also a gas fireplace, above ground pool, deck and some hardwood flooring. All just waiting for you. Call today for more details. none

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1979

Tags

• PARTIALLY OPEN FLOOR PLAN
• PARTIALLY FENCED YARD
• WHITE VINYL PICOT FENCE
• TREX COMPOSITE DECKING

Property features AI

Finance

• Other: Possession at closing; Earnest money is held
• Financial info: Homeowner tax exemption; Special service area: No

Exterior

• Parking: Detached garage; Total parking for 6 vehicles; 2-car garage
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Frame construction with aluminum siding; Block foundation; Built approximately 41–50 years ago
• Exterior features: Level lot; Lot dimensions approximately 82 x 130

Interior

• Kitchen: Kitchen on main level (13 x 11); Hardwood flooring in kitchen
• Bedrooms: 3 bedrooms (all on the main level); Bedroom dimensions include two 14 x 11 rooms and one 10 x 10 master
• Flooring: Carpet in living areas and bedrooms; Hardwood flooring in dining room and kitchen
• Bathrooms: 1 full bath; 1 half bath; Master bath present
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Separate dining room; Crawl space basement with egress window

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% 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: 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: 46 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask is 213% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $31k; list at $125k implies a 303% gain — meaningful room to come down on a strong offer.

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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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?
4. 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?
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: 1.13% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $108,704
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2424 Jones St	0.09mi	3/1.0	1,296 (-6%)	12mo	$134,000	$103	75
1202 Broadway St	0.12mi	3/2.0	1,364 (-1%)	22mo	$124,900	$92	72
2815 Jones St	0.35mi	2/1.0 (-1)	1,250 (-9%)	5mo	$121,100	$97	57
1020 State St	0.40mi	2/1.5 (-1)	1,296 (-6%)	15mo	$58,750	$45	54
2045 State St	0.54mi	3/2.0	1,333 (-3%)	20mo	$105,000	$79	51
1808 Roosevelt	0.57mi	3/2.0	1,200 (-13%)	0mo	$12,500	$10	50
2051 State St	0.54mi	2/1.0 (-1)	1,547 (+12%)	10mo	$79,000	$51	38

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,137
• Equity at exit: $18,638

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $28,460
• Equity at exit: $10,808

Cash invested: $35,000 (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 62930

• Active inventory: 46
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$76 /mo · $918/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $336

Break-even live

Break-even rent $992

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $407	-5% $372	+0% $336	+5% $301	+10% $266
Rent	-10% $224	-5% $280	+0% $336	+5% $392	+10% $448
Rate	-1.0pp $399	-0.5pp $368	base $336	+0.5pp $304	+1.0pp $271

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $125,000 Active 18 DOM
2. 2026-06-18
   days on market $125,000 Active 16 DOM
3. 2026-06-17
   days on market $125,000 Active 15 DOM
4. 2026-06-16
   days on market $125,000 Active 14 DOM
5. 2026-06-15
   days on market $125,000 Active 13 DOM
6. 2026-06-13
   days on market $125,000 Active 11 DOM
7. 2026-06-12
   days on market $125,000 Active 10 DOM
8. 2026-06-09
   days on market $125,000 Active 7 DOM
9. 2026-06-08
   days on market $125,000 Active 6 DOM
10. 2026-06-07
    days on market $125,000 Active 5 DOM
11. 2026-06-07
    days on market $125,000 Active 4 DOM
12. 2026-06-03
    pricestatusdays on marketlisting id $125,000 Active 1 DOM
13. 2026-05-22
    status Active
14. 2026-01-18
    historical
15. 2026-01-08
    status Active
16. 2026-01-06
    historical
17. 2026-01-06
    historical
18. 2025-11-20
    listed Active
19. 2019-08-26
    soldstatus $31,000 427-char remark

    Show marketing remark (427 chars)

    Seller will not complete any repairs to the subject property either lender or buyer requested. Property being sold in ''AS IS'' condition. Great opportunity to own your own home with payments less than rent. 3 bdrm, 1.5 bath with fenced .22 acre lot at end of quiet street for peace and quiet. Also a gas fireplace, above ground pool, deck and some hardwood flooring. All just waiting for you. Call today for more details. none

20. 2019-08-26
    soldstatus $31,000 427-char remark

    Show marketing remark (427 chars)

    Seller will not complete any repairs to the subject property either lender or buyer requested. Property being sold in ''AS IS'' condition. Great opportunity to own your own home with payments less than rent. 3 bdrm, 1.5 bath with fenced .22 acre lot at end of quiet street for peace and quiet. Also a gas fireplace, above ground pool, deck and some hardwood flooring. All just waiting for you. Call today for more details. none

21. 2019-01-15
    listed $39,900 427-char remark

    Show marketing remark (427 chars)

    Seller will not complete any repairs to the subject property either lender or buyer requested. Property being sold in ''AS IS'' condition. Great opportunity to own your own home with payments less than rent. 3 bdrm, 1.5 bath with fenced .22 acre lot at end of quiet street for peace and quiet. Also a gas fireplace, above ground pool, deck and some hardwood flooring. All just waiting for you. Call today for more details. none

22. 2019-01-15
    listed $39,900 427-char remark

    Show marketing remark (427 chars)

    Seller will not complete any repairs to the subject property either lender or buyer requested. Property being sold in ''AS IS'' condition. Great opportunity to own your own home with payments less than rent. 3 bdrm, 1.5 bath with fenced .22 acre lot at end of quiet street for peace and quiet. Also a gas fireplace, above ground pool, deck and some hardwood flooring. All just waiting for you. Call today for more details. none

23. 2015-04-27
    soldstatus $78,100
24. 2015-04-24
    soldstatus $78,000
25. 2015-04-24
    soldstatus $78,000
26. 2014-09-12
    listed $79,000
27. 2014-09-12
    listed $79,000
28. 2008-02-27
    soldstatus $69,000

ⓘ 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: $918 · $76/mo
• Projected year-2 tax: $1,878 · $156/mo
• Expected delta: +$960/yr (+$80/mo · 104.6%)

ⓘ 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 ≥108°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: $17,018
• − Mortgage interest: −$7,002
• − Property taxes: −$918
• − Insurance: −$625
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$3,636
• Taxable income: $2,115
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $3,528/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

-55.1% since first listed

16 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-01-18 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-20 Listed — RMLSA as Distributed by MLS Grid
• 2019-08-26 Sold (MLS) $31,000 RMLSA as Distributed by MLS Grid
• 2019-08-26 Sold (MLS) $31,000 MRED as Distributed by MLS Grid
• 2019-01-15 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2019-01-15 Listed $39,900 MRED as Distributed by MLS Grid
• 2015-04-27 Sold (Public Records) $78,100 Public Records
• 2015-04-24 Sold (MLS) $78,000 MRED as Distributed by MLS Grid
• 2015-04-24 Sold (MLS) $78,000 RMLSA as Distributed by MLS Grid
• 2014-09-12 Listed $79,000 MRED as Distributed by MLS Grid
• 2014-09-12 Listed $79,000 RMLSA as Distributed by MLS Grid
• 2008-02-27 Sold (Public Records) $69,000 Public Records

Property tax history

-4.0%/yr

Latest (2024): $918 · +1.4% YoY. Source: county tax records.