111 N Park St · Savanna, IL 61074

$23,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 34 Days on market

Built 1919 5,227 sqft lot ↓ 40% since listing

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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 +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This classic brick two-story offers original charm waiting to be brought back to life. Featuring generous room sizes and solid wood trim, this home is perfect for your vision. The spacious kitchen and formal dining & living areas offer great layout potential, while the enclosed rear porch adds space to reimagine. Head upstairs to the second level where you will find 3 generously sized bedrooms and a full bathroom. A walk-up attic provides excellent storage or future expansion possibilities. Set on an elevated lot with mature trees, this property has curb appeal and character. Whether you're an investor or ambitious homeowner, this is your chance to create something special. Roof (2005

Key facts

• Formal dining
• Brick two-story
• Spacious kitchen

Tags

• BRICK TWO-STORY
• SPACIOUS KITCHEN
• FORMAL DINING
• ENCLOSED REAR PORCH
• WALK-UP ATTIC
• ELEVATED LOT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; Two-story
• Construction: Brick construction; Brick/mortar foundation; Built over 100 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 50 x 100; Zoned residential

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating
• Interior features: Separate dining room; Full basement with egress window
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $24k).
• Recommended offer: $23k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.7% vs local median 6.4% in Savanna — 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 64/100 on livability (#684 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• West Carroll CUSD 314 (rural): math 12% / reading 20% proficiency, ranked #498 of 620 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 38 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 23 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $165 of loan paydown is wiped out by about $717 of value loss. Plan a longer hold.
• Carroll County population projected at -30% 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 4 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: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,183 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.35% ✓
• Cap rate: 29.73%
• Cash-on-cash: 83.71%
• DSCR: 4.72
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $92,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 N Park St	0.00mi	3/1.0	1,344 (0%)	5mo	$20,000	$15	96
6 S 6th St	0.15mi	3/1.5	1,344 (0%)	7mo	$31,000	$23	85
114 Dewhurst St	0.02mi	3/2.0	1,478 (+10%)	9mo	$102,710	$69	71
14 Keller	0.15mi	2/1.0 (-1)	1,474 (+10%)	6mo	$59,000	$40	66
213 Walnut St	0.24mi	3/2.0	1,458 (+8%)	8mo	$159,900	$110	64
213 Walnut St	0.24mi	3/2.0	1,458 (+8%)	8mo	$159,900	$110	64
115 Calumet St	0.72mi	3/1.0	1,288 (-4%)	2mo	$117,900	$92	58
804 N 4th St	0.66mi	2/2.0 (-1)	1,412 (+5%)	2mo	$54,500	$39	50
804 N 4th St	0.66mi	2/2.0 (-1)	1,412 (+5%)	2mo	$54,500	$39	50
115 4th St	0.45mi	3/1.5	1,534 (+14%)	7mo	$130,000	$85	48
625 3rd St	0.68mi	3/1.5	1,484 (+10%)	9mo	$89,700	$60	42
726 N 4th	0.66mi	3/2.0	1,162 (-14%)	8mo	$105,000	$90	36

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: 84.1%
• Equity multiple: 4.87×
• Total profit: $25,872
• Equity at exit: $3,564

10-year hold

• IRR: 87.3%
• Equity multiple: 10.09×
• Total profit: $60,864
• Equity at exit: $2,066

Cash invested: $6,692 (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 61074

• Home prices YoY: -14.6%
• Active inventory: 38
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$125
• Tax est. 1.5%: −$30 /mo · $358/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $467

Break-even live

Break-even rent $209

Max offer price $23,900

Occupancy floor 37%

Sensitivity live

Price	-10% $483	-5% $475	+0% $467	+5% $459	+10% $450
Rent	-10% $404	-5% $435	+0% $467	+5% $498	+10% $530
Rate	-1.0pp $479	-0.5pp $473	base $467	+0.5pp $461	+1.0pp $454

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: $5,975
• Closing costs: $717
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512-514 Chicago Ave Savanna, IL	3.0	1.0	1435	$800	$0.56	44d	1	0.13mi
512 Chicago Ave Unit 1 Savanna, IL	3.0	1.5	1435	$800	$0.56	44d	1	0.14mi

Listing history 11 events

1. 2026-05-22
   listed $23,900 Active
2. 2026-01-30
   soldstatus Closed
3. 2026-01-24
   status Pending
4. 2026-01-16
   status Active
5. 2026-01-14
   historical
6. 2026-01-08
   status Active
7. 2026-01-06
   historical
8. 2026-01-05
   historical
9. 2026-01-03
   price $23,900
10. 2025-11-05
    listed Active
11. 2006-05-12
    soldstatus $40,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,600
• − Mortgage interest: −$1,339
• − Property taxes: −$358
• − Insurance: −$120
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$695
• Taxable income: $5,552
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $4,270/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: West Carroll CUSD 314
• NCES district ID: 1700310
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 20% ▼ -3.00%
• Median HH income: $43,090
• Composite: 13.91/100
• National rank: #9483
• State rank: #498 of 620 in IL

Livability — Savanna

• Score: 64/100
• State rank: #684
• US rank: #13971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Savanna, IL
• Population (ZIP): 4,009

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 13,010 people
• By 2030: 12,150 · -6.6%
• By 2040: 10,462 · -19.6%
• By 2050: 9,078 · -30.2%
• By 2075: 6,704 · -48.5%
• By 2100: 5,004 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 5% Romanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.2% · R 64.8% · Other 2.0%
• 2008→2024 swing: -36.5pp toward R · 2008: 4.8pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+29.4 2016: R+27.1 2012: D+1.4 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.68%
• Current HPI: 144.9327
• 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

-40.2% since first listed

11 events — show timeline

• 2026-05-22 Listed $23,900 MRED as Distributed by MLS Grid
• 2026-01-30 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-01-24 Pending — 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
• 2026-01-08 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
• 2026-01-03 Price Changed $23,900 MRED as Distributed by MLS Grid
• 2025-11-05 Listed — RMLSA as Distributed by MLS Grid
• 2006-05-12 Sold (Public Records) $40,000 Public Records

Property tax history

-0.8%/yr

Latest (2024): $1,607 · +14.9% YoY. Source: county tax records.