530 Crawford St · Warsaw, IL 62379

$81,500

3 bd · 2.0 ba · 1,902 sqft · SingleFamily · 2 Days on market

Built 1900 7,776 sqft lot Est $131k · 38% under

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Why this score? — see what drove the A- 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Appreciation +9.0/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

YOU HAVE TO GET IN AND LOOK AT THIS HOME TODAY!!! Beautiful original and Natural wood work through out. Large living room with French doors, formal dining room, Den (or possibly 4th bedroom) with functional Pocket Doors, Kitchen, full bath and laundry room on the 1st floor. Upstairs are (3) bedrooms and a 3/4 bath. 20 X 20 detached garage with electricity and a concrete parking pad next to it. Call today to see what its all about, before ITS GONE!!!!

Key facts

• Natural woodwork
• Formal dining room
• Pocket doors

Tags

• NATURAL WOODWORK
• LARGE LIVING ROOM
• FRENCH DOORS
• FORMAL DINING ROOM
• DEN
• POCKET DOORS

Property features AI

Exterior

• Parking: Detached garage with gravel driveway and garage door opener (1 garage space)
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Single family residence; One and one-half stories
• Construction: Frame construction with vinyl siding
• Exterior features: Privacy vinyl fencing; Public maintained road frontage on a city street; Lot dimensions approximately 54' wide by 144' deep

Interior

• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Carpet, hardwood, and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).

Location & tenants

• Location reads 68/100 on livability (#459 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, employment D.
• Warsaw CUSD 316 (rural): math 25% / reading 35% proficiency, ranked #489 of 919 in IL (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($563 loan paydown + $7k appreciation (8.0% local appreciation)).
• Hancock County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.
• Current owner paid $70k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $81,500

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 1.40% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $131,238
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Leclaire St	0.30mi	4/2.0 (+1)	1,888 (-1%)	2mo	$100,000	$53	78
205 Clay St	0.34mi	3/2.0	1,760 (-8%)	3mo	$150,000	$85	69
425 Jackson St	0.33mi	2/1.5 (-1)	2,048 (+8%)	0mo	$133,750	$65	64
225 Crawford St	0.22mi	4/1.0 (+1)	2,000 (+5%)	17mo	$60,000	$30	58
905 Clark St	0.27mi	3/2.0	1,620 (-15%)	6mo	$112,000	$69	58
535 Jackson St	0.33mi	4/1.5 (+1)	2,064 (+8%)	8mo	$120,000	$58	57
435 Wilcox St	0.19mi	3/2.0	1,680 (-12%)	22mo	$155,000	$92	53
210 Ft. Edwards Dr	0.55mi	3/2.0	2,000 (+5%)	21mo	$112,000	$56	48
835 Mill St	0.67mi	4/2.5 (+1)	2,037 (+7%)	12mo	$220,000	$108	40
1020 Francis Sartory Rd	0.64mi	4/1.5 (+1)	1,683 (-12%)	23mo	$327,500	$195	25

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

Projected returns pro-forma

7.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 3.26×
• Total profit: $51,625
• Equity at exit: $61,869

10-year hold

• IRR: 28.2%
• Equity multiple: 6.98×
• Total profit: $136,470
• Equity at exit: $122,762

Cash invested: $22,820 (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 62379

• Home prices YoY: 5.6%
• Active inventory: 20
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$427
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $283

Break-even live

Break-even rent $778

Max offer price $81,500

Occupancy floor 70%

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: $20,375
• Closing costs: $2,445
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $81,500 Active 2 DOM
2. 2026-06-17
   remarks 361-char remark
3. 2026-06-17
   listed $81,500 Active 1 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: $1,841 · $153/mo
• Projected year-2 tax: $1,846 · $154/mo
• Expected delta: +$4/yr ($0/mo · 0.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,643
• − Mortgage interest: −$4,565
• − Property taxes: −$1,841
• − Insurance: −$408
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$2,371
• Taxable income: $2,275
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $2,854/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: Warsaw CUSD 316
• NCES district ID: 1740890
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $48,724
• Composite: 28.9/100
• National rank: #11950
• State rank: #489 of 919 in IL

Livability — Warsaw

• Score: 68/100
• State rank: #459
• US rank: #9523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warsaw, IL
• Population (ZIP): 1,828

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 17,042 people
• By 2030: 16,056 · -5.8%
• By 2040: 13,912 · -18.4%
• By 2050: 11,879 · -30.3%
• By 2075: 8,302 · -51.3%
• By 2100: 5,846 · -65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 5% Lithuanian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 2%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -39.2pp toward R · 2008: -10.8pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.9 2016: R+50.8 2012: R+19.0 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.99%
• Current HPI: 150.9375
• 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

+17.3% since first listed

4 events — show timeline

• 2026-06-16 Listed $81,500 IAR
• 2021-10-14 Sold (Public Records) $69,500 Public Records
• 2021-10-14 Sold (MLS) $69,500 IAR
• 2021-08-20 Listed $69,500 IAR

Property tax history

+5.6%/yr

Latest (2024): $1,841 · +6.0% YoY. Source: county tax records.