600 Dewey St · Eldorado, IL 62930

$9,900

3 bd · 1.5 ba · 1,260 sqft · SingleFamily · 87 Days on market

Built 1930 5,200 sqft lot $8/sqft · 78% below area ↓ 25% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this 3-bedroom, 1.5 bath home featuring an attached garage. This property offers great value and is perfect for anyone looking for comfort and convenience at an affordable price. Don't miss your chance - schedule your showing today.

Key facts

• 5,200 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (6.0% below list) — sets the bar for market timing.
• Cap rate 134.1% vs local median 9.7% in Eldorado — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#658 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, crime D-, amenities F.
• Eldorado CUSD 4 (town): math 11% / reading 19% proficiency, ranked #526 of 620 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $68 of loan paydown is wiped out by about $297 of value loss. Plan a longer hold.
• Saline County population projected at -16% 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($9k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $9,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 14.35% ✓
• Cap rate: 134.08%
• Cash-on-cash: 456.38%
• DSCR: 21.31
• GRM: 0.6

CMA / ARV

• ARV (median comp): $44,161
• List price: $9,900
• Delta: -77.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Dewey St	0.10mi	3/2.0	1,280 (+2%)	11mo	$22,000	$17	81
600 Panama St	0.14mi	3/1.0	1,152 (-9%)	9mo	$85,000	$74	70
817 Bramlet St	0.51mi	2/1.5 (-1)	1,220 (-3%)	20mo	$63,000	$52	49
1151 1st St	0.75mi	2/2.0 (-1)	1,104 (-12%)	14mo	$42,000	$38	26

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: —
• Equity multiple: 24.65×
• Total profit: $65,563
• Equity at exit: $1,476

10-year hold

• IRR: —
• Equity multiple: 52.82×
• Total profit: $143,638
• Equity at exit: $856

Cash invested: $2,772 (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 62930

• Active inventory: 46
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $148/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $1,054

Break-even live

Break-even rent $87

Max offer price $9,900

Occupancy floor 21%

Sensitivity live

Price	-10% $1,061	-5% $1,058	+0% $1,054	+5% $1,051	+10% $1,047
Rent	-10% $942	-5% $998	+0% $1,054	+5% $1,110	+10% $1,167
Rate	-1.0pp $1,059	-0.5pp $1,057	base $1,054	+0.5pp $1,052	+1.0pp $1,049

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: $2,475
• Closing costs: $297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $9,900 Active 87 DOM
2. 2026-06-18
   days on market $9,900 Active 85 DOM
3. 2026-06-17
   days on market $9,900 Active 84 DOM
4. 2026-06-16
   days on market $9,900 Active 83 DOM
5. 2026-06-15
   days on market $9,900 Active 82 DOM
6. 2026-06-13
   days on market $9,900 Active 80 DOM
7. 2026-06-12
   days on market $9,900 Active 79 DOM
8. 2026-06-09
   days on market $9,900 Active 76 DOM
9. 2026-06-08
   days on market $9,900 Active 75 DOM
10. 2026-06-07
    days on market $9,900 Active 74 DOM
11. 2026-06-07
    days on market $9,900 Active 73 DOM
12. 2026-06-04
    days on market $9,900 Active 70 DOM
13. 2026-06-02
    days on market $9,900 Active 69 DOM
14. 2026-06-01
    days on market $9,900 Active 68 DOM
15. 2026-05-31
    days on market $9,900 Active 67 DOM
16. 2026-05-31
    days on market $9,900 Active 66 DOM
17. 2026-04-23
    price $14,900 254-char remark

    Show marketing remark (254 chars)

    Come take a look at this 3-bedroom, 1.5 bath home featuring an attached garage. This property offers great value and is perfect for anyone looking for comfort and convenience at an affordable price. Don't miss your chance - schedule your showing today.

18. 2026-03-23
    listed $19,900 Active 254-char remark

    Show marketing remark (254 chars)

    Come take a look at this 3-bedroom, 1.5 bath home featuring an attached garage. This property offers great value and is perfect for anyone looking for comfort and convenience at an affordable price. Don't miss your chance - schedule your showing today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,053
• − Mortgage interest: −$555
• − Property taxes: −$148
• − Insurance: −$50
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$288
• Taxable income: $13,284
• Est. tax owed @ 24.0%: −$3,188
• After-tax cash flow: $9,463/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: Eldorado CUSD 4
• NCES district ID: 1713660
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $36,707
• Composite: 12.47/100
• National rank: #9627
• State rank: #526 of 620 in IL

Livability — Eldorado

• Score: 65/100
• State rank: #658
• US rank: #13492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldorado, IL
• Population (ZIP): 5,763

Population outlook (Saline County) Hauer SSP2

• Today (2025): 23,915 people
• By 2030: 23,262 · -2.7%
• By 2040: 21,775 · -8.9%
• By 2050: 20,098 · -16.0%
• By 2075: 15,234 · -36.3%
• By 2100: 10,302 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea, Vietnam
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+49.0) · D 24.8% · R 73.8% · Other 1.3%
• 2008→2024 swing: -40.1pp toward R · 2008: -8.9pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.9 2016: R+50.7 2012: R+29.0 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.64%
• Current HPI: 75.0826
• 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

-25.1% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $14,900 MRED as Distributed by MLS Grid
• 2026-03-23 Listed $19,900 MRED as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2024): $540 · +2.3% YoY. Source: county tax records.