1527 Swanwick St · Chester, IL 62233

$85,000

3 bd · 1.0 ba · 1,354 sqft · SingleFamily · 11 Days on market

Built 1936 3,049 sqft lot Est $100k · 15% under

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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
• ARV discount +14.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Are you looking for an affordable and comfy home close to the high school and walking distance to the business section of Chester? Here you go! Needs some cosmetic touches, and furnace & Roof are aged, but the A/C is only 6 years old. Features a big living room and kitchen, main-floor master and washer-dryer hookups in the kitchen. Front porch makes a great place to watch the Chester parades, and the back deck is convenient to parking area. 2-3 bedrooms upstairs and a full basement (cellar type) gives some spreading out room. Would make an ideal rental property as well. Yard is small so less mowing, and the corner lot allows for off street parking. Seller is motivated! Come and see fo

Key facts

• Off street parking
• Front porch
• Back deck

Tags

• FRONT PORCH
• BACK DECK
• CORNER LOT
• OFF STREET PARKING

Property features AI

Finance

• Other: Living area approximately 1,354 (estimated)
• Financial info: Lease not considered; No second mortgage reported

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected (Ameren); Natural gas connected
• Home design: Single-family residence; One and one-half stories; Residential property
• Construction: Frame construction with vinyl siding; Architectural shingle roof
• Exterior features: Front porch; Rear porch; Corner lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms total; 1 bedroom on the main level; 2 bedrooms on the upper level
• Bathrooms: 1 full bathroom (main/upper levels)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Refrigerator included; Cellar basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 63/100 on livability (#770 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.
• Chester CUSD 139 (town): math 12% / reading 32% proficiency, ranked #393 of 620 in IL (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Chester High School (math 8% / reading 12%, grade F, #567 of 693 statewide, top 83%, 323 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Chester CUSD 139 average; the district grade overstates school quality for this exact location.
• Market conditions: 25 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Randolph County population projected at -14% 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1936 — 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. 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: 1.29% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.66%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $100,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Opdyke St	0.43mi	3/1.0	1,372 (+1%)	3mo	$55,000	$40	75
1525 Swanwick St	0.01mi	3/1.0	1,200 (-11%)	10mo	$45,000	$38	73
611 Van Zant St	0.45mi	4/1.0 (+1)	1,332 (-2%)	2mo	$129,000	$97	70
611 Palestine St	0.33mi	2/1.0 (-1)	1,344 (-1%)	11mo	$84,000	$63	69
1610 Swanwick St	0.04mi	3/1.5	1,200 (-11%)	10mo	$134,900	$112	68
1506 Oak St	0.12mi	3/2.0	1,525 (+13%)	3mo	$185,000	$121	67
1998 State	0.44mi	3/1.0	1,408 (+4%)	13mo	$99,000	$70	62
925 Swanwick St	0.42mi	2/1.0 (-1)	1,283 (-5%)	6mo	$95,000	$74	62
753 W Oak St	0.59mi	3/1.0	1,376 (+2%)	14mo	$39,000	$28	58
767 Oak St	0.56mi	4/1.0 (+1)	1,320 (-2%)	13mo	$110,000	$83	54
937 Swanwick St	0.40mi	3/1.0	1,161 (-14%)	17mo	$125,000	$108	43
801 Valley St	0.52mi	3/2.0	1,215 (-10%)	18mo	$73,500	$60	40

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: 9.1%
• Equity multiple: 1.36×
• Total profit: $8,507
• Equity at exit: $12,674

10-year hold

• IRR: 18.3%
• Equity multiple: 2.51×
• Total profit: $36,020
• Equity at exit: $7,349

Cash invested: $23,800 (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 62233

• Active inventory: 25
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $350

Break-even live

Break-even rent $652

Max offer price $85,000

Occupancy floor 63%

Sensitivity live

Price	-10% $398	-5% $374	+0% $350	+5% $326	+10% $302
Rent	-10% $264	-5% $307	+0% $350	+5% $394	+10% $437
Rate	-1.0pp $393	-0.5pp $372	base $350	+0.5pp $328	+1.0pp $306

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 George St Apt 3 Chester, IL	2.0	1.0	900	$1,095	$1.22	45d	1	0.35mi

Listing history 9 events

1. 2026-06-21
   days on market $85,000 Active 11 DOM
2. 2026-06-21
   days on market $85,000 Active 10 DOM
3. 2026-06-18
   days on market $85,000 Active 8 DOM
4. 2026-06-17
   days on market $85,000 Active 7 DOM
5. 2026-06-16
   days on market $85,000 Active 6 DOM
6. 2026-06-15
   days on market $85,000 Active 5 DOM
7. 2026-06-13
   days on market $85,000 Active 3 DOM
8. 2026-06-12
   remarks 695-char remark
9. 2026-06-12
   listed $85,000 Active 2 DOM

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$763/yr (+$64/mo · 189.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,140
• − Mortgage interest: −$4,761
• − Property taxes: −$403
• − Insurance: −$425
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,473
• Taxable income: $2,975
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $3,489/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: Chester CUSD 139
• NCES district ID: 1709810
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $47,390
• Composite: 19.24/100
• National rank: #8807
• State rank: #393 of 620 in IL

Livability — Chester

• Score: 63/100
• State rank: #770
• US rank: #15436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chester, IL
• Population (ZIP): 8,233

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 31,417 people
• By 2030: 30,519 · -2.9%
• By 2040: 28,841 · -8.2%
• By 2050: 27,150 · -13.6%
• By 2075: 22,569 · -28.2%
• By 2100: 16,584 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 21% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 4% Serbian 3% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.7%
• 2008→2024 swing: -49.0pp toward R · 2008: -0.9pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+50.2 2016: R+46.8 2012: R+17.6 2008: R+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.79%
• Current HPI: 119.2269
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $85,000 MARIS as Distributed by MLS Grid
• 2026-06-10 Coming Soon $85,000 MARIS as Distributed by MLS Grid

Property tax history

-6.8%/yr

Latest (2024): $403 · +10.4% YoY. Source: county tax records.