205 S Axtel St · Milford, IL 60953

$59,900

3 bd · 1.5 ba · 1,000 sqft · SingleFamily · 141 Days on market

Built 1872 8,712 sqft lot

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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
• Appreciation +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Nice older home with three bedrooms, two baths one needs some work done on it, new furnace in 2023, new kitchen counter top and sink 2025. One bathroom redone in 2023. Good location.

Key facts

• New furnace
• Good location
• One bathroom redone

Tags

• NEW FURNACE
• NEW KITCHEN COUNTER TOP
• ONE BATHROOM REDONE
• GOOD LOCATION

Property features AI

Finance

• Other: Zoning: Single-family (SINGL)
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Estimated living area; Property is over 100 years old; Built before 1978
• Construction: Frame construction
• Exterior features: Lot dimensions approximately 66 x 132

Interior

• Kitchen: Kitchen (approx. 12 x 12)
• Bedrooms: 3 bedrooms (master and one bedroom on second floor; one bedroom on main level); Master bedroom on second floor (approx. 12 x 12); Second bedroom on second floor (approx. 11 x 11); Third bedroom on main level (approx. 11 x 12)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating
• Interior features: 5 total rooms; Crawl space basement
• Laundry & utility: Main-level laundry room (approx. 8 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($915 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#854 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: employment D, schools D-, amenities F.
• Milford Area PSD 124 (rural): math 30% / reading 26% proficiency, ranked #278 of 620 in IL (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 14 units permitted in Iroquois County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $1k appreciation (1.9% local appreciation)).
• Iroquois County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $20k; list at $60k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1872 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1872 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.16%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $157,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 N Pearl St	0.45mi	3/1.0	900 (-10%)	2mo	$106,000	$118	58
117 N Marty St	0.56mi	3/1.0	1,052 (+5%)	8mo	$165,000	$157	57

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

Projected returns pro-forma

1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.35×
• Total profit: $22,570
• Equity at exit: $23,204

10-year hold

• IRR: 27.0%
• Equity multiple: 4.49×
• Total profit: $58,556
• Equity at exit: $33,093

Cash invested: $16,772 (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 60953

• Home prices YoY: 1.2%
• Active inventory: 10
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $915 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $296

Break-even live

Break-even rent $541

Max offer price $59,900

Occupancy floor 63%

Sensitivity live

Price	-10% $330	-5% $313	+0% $296	+5% $279	+10% $262
Rent	-10% $223	-5% $260	+0% $296	+5% $332	+10% $368
Rate	-1.0pp $326	-0.5pp $311	base $296	+0.5pp $280	+1.0pp $264

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $59,900 Active 141 DOM
2. 2026-06-18
   days on market $59,900 Active 139 DOM
3. 2026-06-17
   days on market $59,900 Active 138 DOM
4. 2026-06-16
   days on market $59,900 Active 137 DOM
5. 2026-06-15
   days on market $59,900 Active 136 DOM
6. 2026-06-13
   days on market $59,900 Active 134 DOM
7. 2026-06-12
   days on market $59,900 Active 133 DOM
8. 2026-06-09
   days on market $59,900 Active 130 DOM
9. 2026-06-08
   days on market $59,900 Active 129 DOM
10. 2026-06-07
    days on market $59,900 Active 128 DOM
11. 2026-06-05
    days on market $59,900 Active 126 DOM
12. 2026-06-04
    days on market $59,900 Active 124 DOM
13. 2026-06-02
    days on market $59,900 Active 123 DOM
14. 2026-06-01
    days on market $59,900 Active 122 DOM
15. 2026-05-31
    days on market $59,900 Active 121 DOM
16. 2026-05-31
    days on market $59,900 Active 120 DOM
17. 2026-03-26
    status Active
18. 2026-03-17
    status Pending
19. 2026-01-21
    listed $59,900 Active
20. 2022-11-04
    soldstatus $20,000
21. 2008-03-01
    soldstatus $20,000

ⓘ 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: $1,057 · $88/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: +$151/yr (+$13/mo · 14.3%)

ⓘ 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 ≥104°F today · 17 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: $10,982
• − Mortgage interest: −$3,355
• − Property taxes: −$1,057
• − Insurance: −$300
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$1,743
• Taxable income: $2,770
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $2,885/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: Milford Area PSD 124
• NCES district ID: 1701416
• Math proficiency: 30% ▲ 2.00%
• Reading proficiency: 26% ▼ -11.00%
• Median HH income: $44,333
• Composite: 24.03/100
• National rank: #7767
• State rank: #278 of 620 in IL

Livability — Milford

• Score: 62/100
• State rank: #854
• US rank: #16734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milford, IL
• City population: 2,141
• Population (ZIP): 2,141

Population outlook (Iroquois County) Hauer SSP2

• Today (2025): 26,826 people
• By 2030: 25,771 · -3.9%
• By 2040: 23,589 · -12.1%
• By 2050: 21,523 · -19.8%
• By 2075: 17,998 · -32.9%
• By 2100: 14,979 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 2%

Political lean MEDSL · Iroquois

• 2024 margin: Solid R (+57.3) · D 20.6% · R 78.0% · Other 1.4%
• 2008→2024 swing: -27.5pp toward R · 2008: -29.8pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+56.7 2016: R+56.0 2012: R+44.7 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.87%
• Current HPI: 156.755
• 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

+199.5% since first listed

5 events — show timeline

• 2026-03-26 Relisted — MRED as Distributed by MLS Grid
• 2026-03-17 Pending — MRED as Distributed by MLS Grid
• 2026-01-21 Listed $59,900 MRED as Distributed by MLS Grid
• 2022-11-04 Sold (Public Records) $20,000 Public Records
• 2008-03-01 Sold (Public Records) $20,000 Public Records

Property tax history

+6.3%/yr

Latest (2024): $1,057 · +52.6% YoY. Source: county tax records.