1492 Twp RD 1550 E · Biggsville, IL 61418

$125,000

4 bd · 1.0 ba · 2,080 sqft · SingleFamily · 7 Days on market

Built 1900 Fair condition 2.26 ac lot

---

Why this score? — see what drove the C- 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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Schools +0.9/10.0

Listing remarks

If these walls could talk! This regal country house has strong bones and is ready for a new owner to put the life back in it. Original wood trim, lead glass windows, wood flooring & brick fireplace surround (fireplace now decorative only). Owner installed new roof in 2022, new well and water tank approx. 2015. This house needs: septic, updated plumbing, electric and a furnace. Upper back enclosed porch needs attention. Walk up attic for extra storage or potential extended living space. Home sits on a little over 2 1/4 acres off a hard surface road across the field from the school at Biggsville. * Property selling "as is". * * Sellers will look at offers Sunday evening, Jun

Key facts

• Original wood trim
• Wood flooring
• Lead glass windows

Tags

• ORIGINAL WOOD TRIM
• LEAD GLASS WINDOWS
• WOOD FLOORING
• BRICK FIREPLACE SURROUND
• NEW ROOF
• NEW WELL

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Private well for water; Electric with circuit breakers; No sewer service listed
• Home design: Two-story single family residence; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Irregular lot; Lot is approximately 2.26 acres

Interior

• Flooring: Hardwood and wood flooring; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating listed; No cooling listed
• Interior features: Has a basement; Has a fireplace (decorative, located in the living room)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 67/100 on livability (#507 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• West Central CUSD 235 (rural): math 8% / reading 10% proficiency, ranked #581 of 620 in IL (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP; 5 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Henderson County population projected at -31% 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $125,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.6%
• Equity multiple: 1.72×
• Total profit: $25,265
• Equity at exit: $56,205

10-year hold

• IRR: 14.6%
• Equity multiple: 3.16×
• Total profit: $75,709
• Equity at exit: $86,619

Cash invested: $35,000 (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 61418

• Active inventory: 5
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $160

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $246	-5% $203	+0% $160	+5% $117	+10% $74
Rent	-10% $58	-5% $109	+0% $160	+5% $211	+10% $262
Rate	-1.0pp $223	-0.5pp $192	base $160	+0.5pp $128	+1.0pp $95

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-16
   status $125,000 Pending 7 DOM
2. 2026-06-15
   days on market $125,000 Active 7 DOM
3. 2026-06-14
   days on market $125,000 Active 5 DOM
4. 2026-06-12
   days on market $125,000 Active 4 DOM
5. 2026-06-09
   remarks 685-char remark
6. 2026-06-09
   remarks 632-char remark
7. 2026-06-09
   listed $125,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $15,551
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,636
• Taxable loss: −$75
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $1,937/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.

Condition & rehab AI · 12 photos

Fair 40/100 Extensive rehab

This regal country house has strong bones but needs extensive renovations to bring it up to modern standards. The property is ready for a new owner to invest in a full renovation.

Repairs flagged

• Major Kitchen cabinets — Exposed subfloor and missing cabinets
• Major Bathroom fixtures — Exposed subfloor and missing fixtures
• Major Kitchen countertops — Exposed subfloor and damaged countertops
• Major Kitchen flooring — Exposed subfloor

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen with updated appliances
• Resale Bathroom renovation — Modern bathroom with updated fixtures
• Both HVAC system — Improved comfort and energy efficiency
• Both Septic system — Improved water drainage and reduced maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Exposed subfloor and missing cabinets	Major	$15,000–50,000
Bathroom fixtures · Exposed subfloor and missing fixtures	Major	$15,000–50,000
Kitchen countertops · Exposed subfloor and damaged countertops	Major	$15,000–50,000
Kitchen flooring · Exposed subfloor	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen with updated appliances ↑
• Resale Bathroom renovation — Modern bathroom with updated fixtures ↑
• Both HVAC system — Improved comfort and energy efficiency ↑
• Both Septic system — Improved water drainage and reduced maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: West Central CUSD 235
• NCES district ID: 1700319
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 10% ▼ -9.00%
• Median HH income: $47,424
• Composite: 8.55/100
• National rank: #9902
• State rank: #581 of 620 in IL

Livability — Biggsville

• Score: 67/100
• State rank: #507
• US rank: #10487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 601

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 6,231 people
• By 2030: 5,815 · -6.7%
• By 2040: 5,016 · -19.5%
• By 2050: 4,310 · -30.8%
• By 2075: 3,166 · -49.2%
• By 2100: 2,285 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Slovak 2% Portuguese 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+38.8) · D 29.6% · R 68.4% · Other 1.9%
• 2008→2024 swing: -56.5pp toward R · 2008: 17.7pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+33.0 2016: R+28.8 2012: D+12.3 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-08 Listed $125,000 IAR