215 S Hennepin Ave · Ladd, IL 61329

$97,900

2 bd · 1.0 ba · 664 sqft · SingleFamily · 31 Days on market

Built 1900 6,098 sqft lot

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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 +12.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

What a Cutie! A great 2 bedroom, 1 bath rental, starter or retirement home with full basement. Some updated hardwood and laminate flooring. Updated vinyl siding, newer roof, and newer vinyl fencing surrounds the spacious rear yard. Concrete patio, shed. Check this one out to see the many updates.

Key facts

• Updated vinyl siding
• Newer roof
• Newer vinyl fencing

Tags

• FULL BASEMENT
• UPDATED HARDWOOD
• UPDATED VINYL SIDING
• NEWER ROOF
• NEWER VINYL FENCING
• SPACIOUS REAR YARD

Property features AI

Finance

• HOA & community: No master association fee required; Community features include park, sidewalks, street lights

Exterior

• Parking: Off-street owned parking for 2 vehicles
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story layout; Built over 100 years ago; Faces unspecified direction
• Construction: Vinyl siding; Asphalt roof; Block foundation; Property was built before 1978
• Exterior features: Patio; Fenced yard; Sidewalks and street lights nearby; Street is paved; park within the community

Interior

• Kitchen: Kitchen with eating area/table space; Vinyl flooring in kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood and vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Hardwood flooring in main living areas; Unfinished full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $-18 ($-215/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (15.8% below list).
• Recommended offer: $82k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#414 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Hall Hsd 502 (town): math 25% / reading 30% proficiency, ranked #549 of 919 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ladd Comm Cons Sch (math 12% / reading 17%, grade F, #1,278 of 2,056 statewide, top 65%, 202 students, 0% FRL); Hall High School (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 403 students, 0% FRL).
• Market conditions: 6 active listings in the ZIP; 17 units permitted in Bureau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($677 loan paydown + $3k appreciation (3.3% local appreciation)).
• Bureau County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, 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 31 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $98k implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,438 (15.8% 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 31 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.44×
• Total profit: $12,020
• Equity at exit: $45,465

10-year hold

• IRR: 10.1%
• Equity multiple: 2.56×
• Total profit: $42,747
• Equity at exit: $71,211

Cash invested: $27,412 (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 61329

• Home prices YoY: 2.2%
• Active inventory: 6
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $824 medium
• Mortgage (P&I): −$513
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $-18

Break-even live

Break-even rent $847

Max offer price $94,740

Occupancy floor 97%

Sensitivity live

Price	-10% $38	-5% $10	+0% $-18	+5% $-46	+10% $-73
Rent	-10% $-83	-5% $-50	+0% $-18	+5% $15	+10% $47
Rate	-1.0pp $31	-0.5pp $7	base $-18	+0.5pp $-43	+1.0pp $-69

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $97,900 Active 31 DOM
2. 2026-06-21
   days on market $97,900 Active 30 DOM
3. 2026-06-18
   pricedays on marketlisting id $97,900 Active 28 DOM
4. 2026-06-18
   days on market $109,900 Active 87 DOM
5. 2026-06-17
   days on market $109,900 Active 86 DOM
6. 2026-06-16
   days on market $109,900 Active 85 DOM
7. 2026-06-15
   days on market $109,900 Active 84 DOM
8. 2026-06-13
   days on market $109,900 Active 82 DOM
9. 2026-06-12
   days on market $109,900 Active 81 DOM
10. 2026-06-09
    days on market $109,900 Active 78 DOM
11. 2026-06-08
    days on market $109,900 Active 77 DOM
12. 2026-06-07
    days on market $109,900 Active 76 DOM
13. 2026-06-07
    days on market $109,900 Active 75 DOM
14. 2026-06-04
    days on market $109,900 Active 72 DOM
15. 2026-06-02
    days on market $109,900 Active 71 DOM
16. 2026-06-01
    days on market $109,900 Active 70 DOM
17. 2026-05-31
    days on market $109,900 Active 69 DOM
18. 2026-05-31
    days on market $109,900 Active 68 DOM
19. 2026-04-10
    price $109,900
20. 2026-04-06
    price $119,900
21. 2026-03-23
    listed $139,900 Active

    Show marketing remark (297 chars)

    What a Cutie! A great 2 bedroom, 1 bath rental, starter or retirement home with full basement. Some updated hardwood and laminate flooring. Updated vinyl siding, newer roof, and newer vinyl fencing surrounds the spacious rear yard. Concrete patio, shed. Check this one out to see the many updates.

22. 2026-03-23
    listed $109,900 Active 297-char remark

    Show marketing remark (297 chars)

    What a Cutie! A great 2 bedroom, 1 bath rental, starter or retirement home with full basement. Some updated hardwood and laminate flooring. Updated vinyl siding, newer roof, and newer vinyl fencing surrounds the spacious rear yard. Concrete patio, shed. Check this one out to see the many updates.

23. 2013-10-31
    soldstatus $30,000

ⓘ 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: $1,380 · $115/mo
• Projected year-2 tax: $1,801 · $150/mo
• Expected delta: +$421/yr (+$35/mo · 30.5%)

ⓘ 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 ≥102°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,893
• − Mortgage interest: −$5,484
• − Property taxes: −$1,380
• − Insurance: −$490
• − Repairs & maintenance: −$791
• − Management: −$791
• − Depreciation: −$2,848
• Taxable loss: −$1,891
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $239/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: Hall Hsd 502
• NCES district ID: 1718030
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $46,015
• Composite: 26.68/100
• National rank: #12580
• State rank: #549 of 919 in IL

Livability — Ladd

• Score: 69/100
• State rank: #414
• US rank: #8527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ladd, IL
• Population (ZIP): 1,393

Population outlook (Bureau County) Hauer SSP2

• Today (2025): 30,938 people
• By 2030: 29,461 · -4.8%
• By 2040: 26,296 · -15.0%
• By 2050: 23,271 · -24.8%
• By 2075: 17,749 · -42.6%
• By 2100: 13,107 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 13% Two or more races 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 7% Scottish 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Bureau

• 2024 margin: Strong R (+24.3) · D 36.9% · R 61.2% · Other 1.9%
• 2008→2024 swing: -30.0pp toward R · 2008: 5.7pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+21.5 2016: R+20.0 2012: R+0.2 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.26%
• Current HPI: 152.1062
• 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

+266.3% since first listed

5 events — show timeline

• 2026-04-10 Price Changed $109,900 MRED as Distributed by MLS Grid
• 2026-04-06 Price Changed $119,900 MRED as Distributed by MLS Grid
• 2026-03-23 Listed $109,900 NWIAR
• 2026-03-23 Listed $139,900 MRED as Distributed by MLS Grid
• 2013-10-31 Sold (Public Records) $30,000 Public Records

Property tax history

+8.3%/yr

Latest (2024): $1,380 · +4.7% YoY. Source: county tax records.