111 N West St · Cambridge, IL 61238

$148,000

3 bd · 1.0 ba · 2,656 sqft · SingleFamily public records · 113 Days on market

Built 1917 $56/sqft · 9% above area Est $134k · 10% over

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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 +11.1/30.0
• Appreciation +9.2/10.0
• 1% rule +4.5/10.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• ARV discount +2.9/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One, solid 2 story, 3 bedroom home. Pocket door & built-ins. New roof in 2006, 400 amp service. Extra 2-car garage, heated. Remodeled family room 28x18.

Key facts

• Heated
• Pocket door
• 400 amp service

Tags

• POCKET DOOR
• BUILT-INS
• NEW ROOF
• 400 AMP SERVICE
• EXTRA 2-CAR GARAGE
• HEATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-58 ($-699/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (4.8% below list).
• Recommended offer: $135k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#584 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cambridge CUSD 227 (rural): math 28% / reading 37% proficiency, ranked #215 of 620 in IL (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cambridge Comm Grade School (math 37% / reading 52%, grade F, #267 of 2,056 statewide, top 15%, 234 students, 0% FRL); Cambridge Jr/Sr High School (math 22% / reading 27%, grade F, #256 of 693 statewide, top 44%, 227 students, 0% FRL) — zoned schools average 0% FRL vs 26% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 active listings in the ZIP; 32 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (8.3% local appreciation)).
• Henry County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.3% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,680 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 8.8

CMA / ARV

• ARV (median comp): $134,376
• List price: $148,000
• Delta: 10.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 W Center St	0.05mi	4/1.5 (+1)	2,677 (+1%)	12mo	$180,000	$67	79
204 Maple St	0.59mi	4/3.0 (+1)	2,764 (+4%)	13mo	$200,000	$72	42
210 S Prospect St	0.37mi	4/3.5 (+1)	2,390 (-10%)	23mo	$118,000	$49	32

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

Projected returns pro-forma

8.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.46×
• Total profit: $60,603
• Equity at exit: $115,880

10-year hold

• IRR: 18.2%
• Equity multiple: 5.32×
• Total profit: $179,012
• Equity at exit: $233,381

Cash invested: $41,440 (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 61238

• Home prices YoY: 3.1%
• Active inventory: 15
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$333 /mo · $4,000/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-58

Break-even live

Break-even rent $1,482

Max offer price $137,708

Occupancy floor 99%

Sensitivity live

Price	-10% $26	-5% $-16	+0% $-58	+5% $-100	+10% $-142
Rent	-10% $-170	-5% $-114	+0% $-58	+5% $-3	+10% $53
Rate	-1.0pp $16	-0.5pp $-21	base $-58	+0.5pp $-97	+1.0pp $-136

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-22
   days on market $148,000 Active 113 DOM
2. 2026-06-21
   days on market $148,000 Active 112 DOM
3. 2026-06-21
   days on market $148,000 Active 111 DOM
4. 2026-06-18
   days on market $148,000 Active 109 DOM
5. 2026-06-17
   days on market $148,000 Active 108 DOM
6. 2026-06-16
   days on market $148,000 Active 107 DOM
7. 2026-06-15
   days on market $148,000 Active 106 DOM
8. 2026-06-13
   days on market $148,000 Active 104 DOM
9. 2026-06-12
   days on market $148,000 Active 103 DOM
10. 2026-06-09
    days on market $148,000 Active 100 DOM
11. 2026-06-08
    days on market $148,000 Active 99 DOM
12. 2026-06-07
    days on market $148,000 Active 98 DOM
13. 2026-06-04
    days on market $148,000 Active 94 DOM
14. 2026-06-02
    days on market $148,000 Active 93 DOM
15. 2026-06-01
    days on market $148,000 Active 92 DOM
16. 2026-05-31
    days on market $148,000 Active 91 DOM
17. 2026-05-31
    days on market $148,000 Active 90 DOM
18. 2026-05-01
    soldstatus $132,000
19. 2026-02-25
    listed $148,000 Active 158-char remark

    Show marketing remark (158 chars)

    One, solid 2 story, 3 bedroom home. Pocket door & built-ins. New roof in 2006, 400 amp service. Extra 2-car garage, heated. Remodeled family room 28x18.

20. 2026-01-21
    historical
21. 2026-01-16
    status Active
22. 2026-01-14
    historical
23. 2026-01-07
    status Active
24. 2026-01-06
    historical
25. 2026-01-05
    historical
26. 2025-10-28
    price
27. 2025-08-29
    price
28. 2025-08-15
    price
29. 2025-07-21
    listed Active
30. 2021-08-06
    historical
31. 2021-08-06
    historical
32. 2020-05-08
    soldstatus $130,000
33. 2019-10-01
    historical
34. 2012-09-24
    soldstatus $119,000
35. 2012-09-21
    soldstatus $119,000
36. 2012-09-21
    soldstatus $119,000
37. 2012-05-25
    listed $128,000
38. 2012-05-25
    listed $128,000
39. 2008-03-27
    soldstatus $99,500
40. 2008-03-27
    soldstatus $99,500
41. 2007-12-27
    listed $119,500
42. 2007-12-27
    listed $119,500

ⓘ 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: $4,000 · $333/mo
• Projected year-2 tax: $4,000 · $333/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 3/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,904
• − Mortgage interest: −$8,290
• − Property taxes: −$4,000
• − Insurance: −$740
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$4,305
• Taxable loss: −$3,136
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $54/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: Cambridge CUSD 227
• NCES district ID: 1708160
• Math proficiency: 28% ▲ 4.00%
• Reading proficiency: 37% ▲ 10.00%
• Median HH income: $55,653
• Composite: 28.79/100
• National rank: #6663
• State rank: #215 of 620 in IL

Livability — Cambridge

• Score: 66/100
• State rank: #584
• US rank: #12167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, IL
• Population (ZIP): 2,705

Population outlook (Henry County) Hauer SSP2

• Today (2025): 47,376 people
• By 2030: 45,920 · -3.1%
• By 2040: 42,829 · -9.6%
• By 2050: 39,606 · -16.4%
• By 2075: 31,848 · -32.8%
• By 2100: 23,503 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2%
• Common ancestry: English 6% Scottish 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Henry

• 2024 margin: Strong R (+24.5) · D 36.8% · R 61.3% · Other 1.9%
• 2008→2024 swing: -32.2pp toward R · 2008: 7.7pp · 2024: -24.5pp
• All cycles: 2024: R+24.5 2020: R+21.4 2016: R+21.2 2012: D+3.1 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.34%
• Current HPI: 276.25
• 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

+10.5% since first listed

25 events — show timeline

• 2026-05-01 Sold (Public Records) $132,000 Public Records
• 2026-02-25 Listed $148,000 Fizber.com
• 2026-01-21 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-07 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-28 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-08-29 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-08-15 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-21 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-05-08 Sold (Public Records) $130,000 Public Records
• 2019-10-01 Listing Removed — MRED as Distributed by MLS Grid
• 2012-09-24 Sold (Public Records) $119,000 Public Records
• 2012-09-21 Sold (MLS) $119,000 MRED as Distributed by MLS Grid
• 2012-09-21 Sold (MLS) $119,000 RMLSA as Distributed by MLS Grid
• 2012-05-25 Listed $128,000 MRED as Distributed by MLS Grid
• 2012-05-25 Listed $128,000 RMLSA as Distributed by MLS Grid
• 2008-03-27 Sold (MLS) $99,500 RMLSA as Distributed by MLS Grid
• 2008-03-27 Sold (MLS) $99,500 MRED as Distributed by MLS Grid
• 2007-12-27 Listed $119,500 RMLSA as Distributed by MLS Grid
• 2007-12-27 Listed $119,500 MRED as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2024): $4,000 · +2.0% YoY. Source: county tax records.