806 Washington · Greenville, IL 62246

$49,700

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 16 Days on market

Built 1930 ↓ 32% since listing

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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
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 3-bedroom, 1-bath ranch offering over 1,100 square feet of living space! Features include a fenced yard, off-street parking, and plenty of potential to make it your own. Whether you're looking for a starter home, investment property, or your next project, this property is worth a look. Home is being sold as-is.

Key facts

• Fenced yard
• Off-street parking
• Built 1930

Tags

• FENCED YARD
• OFF-STREET PARKING

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Level lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main-level living areas; Crawl space basement
• Laundry & utility: Utilities located on site

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 3.9% in Greenville — 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 62/100 on livability (#881 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, schools F, amenities F.
• Bond County CUSD 2 (town): math 35% / reading 41% proficiency, ranked #345 of 919 in IL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 35 units permitted in Bond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $344 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Bond County population projected at -23% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; 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 $48,954 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.22% ✓
• Cap rate: 17.71%
• Cash-on-cash: 40.78%
• DSCR: 2.81
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $115,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 E College Ave	0.38mi	3/1.5	1,200 (-2%)	2mo	$98,500	$82	77
519 Ward St	0.18mi	2/2.0 (-1)	1,182 (-3%)	4mo	$110,000	$93	74
524 E Winter	0.21mi	3/1.0	1,150 (-6%)	10mo	$110,000	$96	72
712 La Due Pl	0.67mi	3/1.0	1,214 (-0%)	7mo	$162,500	$134	63
515 E South Ave	0.32mi	2/1.0 (-1)	1,297 (+6%)	9mo	$123,000	$95	61
502 Stephen Ave	0.16mi	4/1.0 (+1)	1,375 (+13%)	9mo	$110,000	$80	58
506 Maple St	0.71mi	3/1.0	1,250 (+3%)	9mo	$104,000	$83	54
222 S Prairie St	0.47mi	3/2.0	1,334 (+10%)	9mo	$175,000	$131	51
414 E Oak St	0.47mi	2/2.0 (-1)	1,116 (-8%)	10mo	$150,000	$134	47
507 W Washington	0.74mi	3/1.5	1,100 (-10%)	11mo	$100,000	$91	38
734 Mcadams St	0.69mi	2/1.0 (-1)	1,126 (-8%)	15mo	$120,000	$107	38
609 Maple St	0.72mi	2/1.5 (-1)	1,040 (-15%)	9mo	$92,500	$89	28

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: 37.3%
• Equity multiple: 2.59×
• Total profit: $22,113
• Equity at exit: $7,410

10-year hold

• IRR: 43.9%
• Equity multiple: 5.18×
• Total profit: $58,237
• Equity at exit: $4,297

Cash invested: $13,916 (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 62246

• Home prices YoY: -21.6%
• Active inventory: 61
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$261
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $473

Break-even live

Break-even rent $503

Max offer price $49,700

Occupancy floor 52%

Sensitivity live

Price	-10% $501	-5% $487	+0% $473	+5% $459	+10% $445
Rent	-10% $386	-5% $429	+0% $473	+5% $516	+10% $560
Rate	-1.0pp $498	-0.5pp $486	base $473	+0.5pp $460	+1.0pp $447

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: $12,425
• Closing costs: $1,491
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $49,700 Active 16 DOM
2. 2026-06-18
   days on market $49,700 Active 14 DOM
3. 2026-06-17
   days on market $49,700 Active 13 DOM
4. 2026-06-16
   days on market $49,700 Active 12 DOM
5. 2026-06-15
   days on market $49,700 Active 11 DOM
6. 2026-06-13
   days on market $49,700 Active 9 DOM
7. 2026-06-12
   days on market $49,700 Active 8 DOM
8. 2026-06-09
   days on market $49,700 Active 5 DOM
9. 2026-06-08
   days on market $49,700 Active 4 DOM
10. 2026-06-07
    days on market $49,700 Active 3 DOM
11. 2026-06-07
    remarks 341-char remark
12. 2026-06-07
    listed $49,700 Active 2 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: $1,388 · $116/mo
• Projected year-2 tax: $1,388 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,213
• − Mortgage interest: −$2,784
• − Property taxes: −$1,388
• − Insurance: −$248
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$1,446
• Taxable income: $5,233
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $4,419/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: Bond County CUSD 2
• NCES district ID: 1717730
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $51,996
• Composite: 35.52/100
• National rank: #9740
• State rank: #345 of 919 in IL

Livability — Greenville

• Score: 62/100
• State rank: #881
• US rank: #17140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, IL
• Population (ZIP): 9,946

Population outlook (Bond County) Hauer SSP2

• Today (2025): 15,651 people
• By 2030: 15,008 · -4.1%
• By 2040: 13,490 · -13.8%
• By 2050: 12,002 · -23.3%
• By 2075: 9,019 · -42.4%
• By 2100: 6,539 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Bond

• 2024 margin: Solid R (+44.8) · D 26.5% · R 71.3% · Other 2.2%
• 2008→2024 swing: -43.5pp toward R · 2008: -1.3pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.0 2016: R+37.8 2012: R+14.7 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.39%
• Current HPI: 168.0802
• 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

-32.1% since first listed

10 events — show timeline

• 2026-06-04 Listed $49,700 MARIS as Distributed by MLS Grid
• 2025-04-10 Price Changed $30,000 MARIS as Distributed by MLS Grid
• 2025-02-13 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2025-01-09 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2024-10-16 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2024-09-03 Relisted — MARIS as Distributed by MLS Grid
• 2024-08-31 Delisted — MARIS as Distributed by MLS Grid
• 2024-08-06 Price Changed $54,900 MARIS as Distributed by MLS Grid
• 2024-04-08 Listed $59,900 MARIS as Distributed by MLS Grid
• 2007-03-09 Sold (Public Records) $73,200 Public Records

Property tax history

+0.6%/yr

Latest (2024): $1,388 · -31.9% YoY. Source: county tax records.