325 State St · Westfield, IL 62474

$42,500

1 bd · 1.0 ba · 1,686 sqft · SingleFamily public records · 18 Days on market

Built 1910 8,712 sqft lot $25/sqft · 64% below area Est $73k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Investor opportunity in Westfield, IL with strong value-add potential. This 1 bed, 1 bath home offers approx. 1,040 sq ft with tall ceilings and a functional layout buyers are actively searching for. The kitchen features an island and opens to main living areas with durable LVP flooring. A full basement provides added storage or future use flexibility. Exterior highlights include vinyl siding, a shed, and a spacious yard. Key system updates include newer electrical, updated plumbing, and a PVC sewer line. Located in a quiet small-town setting, this property presents a practical option for investors seeking an affordable entry point with upside potential.

Key facts

• Island kitchen
• Full basement
• Vinyl siding

Tags

• STRONG VALUE-ADD POTENTIAL
• FUNCTIONAL LAYOUT
• ISLAND KITCHEN
• DURABLE LVP FLOORING
• FULL BASEMENT
• VINYL SIDING

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single-family residence; One-story
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Front porch; Rear porch; Shed(s); Gravel road access

Interior

• Kitchen: Microwave; Oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Gas water heater; Microwave; Oven; Refrigerator; Unfinished full basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $42k).
• Recommended offer: $42k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,087 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime D-, amenities F.
• Casey-Westfield CUSD 4C (town): math 19% / reading 32% proficiency, ranked #322 of 620 in IL (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 1 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($294 loan paydown + $993 appreciation (2.3% local appreciation)).
• Clark County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,862 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.30% ✓
• Cap rate: 19.78%
• Cash-on-cash: 48.17%
• DSCR: 3.14
• GRM: 3.6

CMA / ARV

• ARV (median comp): $73,025
• List price: $42,500
• Delta: -41.80%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 E Walnut St	0.22mi	2/2.0 (+1)	1,637 (-3%)	4mo	$17,500	$11	72

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

Projected returns pro-forma

2.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.5%
• Equity multiple: 3.86×
• Total profit: $34,085
• Equity at exit: $17,541

10-year hold

• IRR: 52.8%
• Equity multiple: 7.77×
• Total profit: $80,612
• Equity at exit: $25,870

Cash invested: $11,900 (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 62474

• Home prices YoY: 2.5%
• Active inventory: 4
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $478

Break-even live

Break-even rent $372

Max offer price $42,500

Occupancy floor 46%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   listed $42,500 Active 662-char remark
2. 2003-03-25
   soldstatus $35,000

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $801 · $67/mo
• Expected delta: +$164/yr (+$14/mo · 25.7%)

ⓘ 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 ≥105°F today · 19 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: $11,718
• − Mortgage interest: −$2,381
• − Property taxes: −$638
• − Insurance: −$212
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$1,236
• Taxable income: $5,376
• Est. tax owed @ 24.0%: −$1,290
• After-tax cash flow: $4,442/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: Casey-Westfield CUSD 4C
• NCES district ID: 1700002
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $45,497
• Composite: 21.99/100
• National rank: #8208
• State rank: #322 of 620 in IL

Livability — Westfield

• Score: 58/100
• State rank: #1087
• US rank: #20703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, IL
• Population (ZIP): 651

Population outlook (Clark County) Hauer SSP2

• Today (2025): 14,978 people
• By 2030: 14,380 · -4.0%
• By 2040: 13,135 · -12.3%
• By 2050: 11,920 · -20.4%
• By 2075: 9,254 · -38.2%
• By 2100: 6,737 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Lithuanian 2% Slovak 2% German 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Clark

• 2024 margin: Solid R (+51.2) · D 23.5% · R 74.7% · Other 1.8%
• 2008→2024 swing: -43.2pp toward R · 2008: -8.1pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+50.7 2016: R+47.9 2012: R+32.5 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.34%
• Current HPI: 96.2394
• 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

+21.4% since first listed

3 events — show timeline

• 2026-05-22 Pending — CIBR
• 2026-05-04 Listed $42,500 CIBR
• 2003-03-25 Sold (Public Records) $35,000 Public Records

Property tax history

+4.2%/yr

Latest (2024): $638 · +9.9% YoY. Source: county tax records.