1913 English Oak · Washington, IL 61571

$269,900

3 bd · 2.5 ba · 1,620 sqft · SingleFamily public records · 2 Days on market

Built 2002 7,840 sqft lot Est $277k · at est.

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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 +18.1/30.0
• ARV discount +8.7/15.0
• DSCR +5.7/10.0
• 1% rule +5.2/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful brick and vinyl 3 bedroom 2 bath zero lot line duplex unit in Stonegate Subdivision. Open floor plan with Formal Dining room. Like new applianced kitchen. Informal dining area with sliders to new deck. Master Suite with full bath and walk in closet. 2 generous bedrooms share full bath. Main floor laundry. Attached 2 car garage. Full basement for future expansion or great storage. Move in condition.

Key facts

• Hardwood flooring
• Formal dining room
• French doors

Tags

• HARDWOOD FLOORING
• FRENCH DOORS
• OPEN-CONCEPT GREAT ROOM
• GAS FIREPLACE
• FORMAL DINING ROOM
• LIGHT OAK CABINETRY

Property features AI

Finance

• Other: Subdivision: Stonegate; Directions: E on Rt 24, S on Cummings, W on English Oak
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family home; Built in 2002; One main living level with additional lower/basement level and upper/additional levels
• Construction: Shingle roof
• Exterior features: Level lot; Shed(s); Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Disposal
• Bedrooms: 3 bedrooms (all on main level); Each bedroom has egress windows
• Flooring: Carpet in primary living areas and bedrooms; Vinyl in kitchen, foyer and one dining area
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced-air heating; Gas water heater; Central air conditioning; High-efficiency heating system
• Interior features: Cathedral/tray/vaulted ceilings; Ceiling fans; Gas-started fireplace in living room; Full, unfinished basement
• Laundry & utility: Washer; Dryer; Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Cap rate 7.4% vs local median 3.3% in Washington — 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 73/100 on livability (#272 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Washington Chsd 308 (suburban): math 42% / reading 42% proficiency, ranked #112 of 620 in IL (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Primary Sch (math 67% / reading 57%, grade B, #53 of 2,056 statewide, top 3%, 546 students, 0% FRL); Central Intermediate Sch (math 50% / reading 66%, grade B, #28 of 665 statewide, top 4%, 735 students, 0% FRL); Washington Comm High School (math 42% / reading 42%, grade F, #76 of 693 statewide, top 12%, 1,484 students, 0% FRL).
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Washington Chsd 308 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 132 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 77 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Tazewell County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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.
• Current owner paid $192k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $269,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.02% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $277,020
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1909 English Oak Dr	0.02mi	3/2.0	1,620 (0%)	4mo	$285,000	$176	94
310 Hillcrest Dr	0.67mi	4/2.0 (+1)	1,586 (-2%)	1mo	$270,600	$171	57
404 Sterling St	0.33mi	3/1.5	1,440 (-11%)	22mo	$210,000	$146	43
303 Hillcrest Dr	0.75mi	3/2.5	1,784 (+10%)	24mo	$255,000	$143	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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-28,411
• Equity at exit: $40,243

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-4,777
• Equity at exit: $23,336

Cash invested: $75,572 (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 61571

• Active inventory: 132
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$405 /mo · $4,864/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $239

Break-even live

Break-even rent $2,447

Max offer price $269,900

Occupancy floor 86%

Sensitivity live

Price	-10% $392	-5% $316	+0% $239	+5% $163	+10% $87
Rent	-10% $22	-5% $131	+0% $239	+5% $348	+10% $457
Rate	-1.0pp $375	-0.5pp $308	base $239	+0.5pp $169	+1.0pp $98

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Debates St Washington, IL	3.0	2.0	1319	$2,750	$2.08	15d	1	1.22mi
713 Stephanie Ct Washington, IL	3.0	2.0	1319	$2,750	$2.08	22d	1	1.25mi
704 Debates St Washington, IL	3.0	2.0	1319	$2,750	$2.08	15d	1	1.34mi

Listing history 7 events

1. 2026-05-16
   status Pending
2. 2026-05-13
   listed $269,900 Active
3. 2016-11-23
   soldstatus $191,500
4. 2016-11-21
   soldstatus $191,500 412-char remark

   Show marketing remark (412 chars)

   Beautiful brick and vinyl 3 bedroom 2 bath zero lot line duplex unit in Stonegate Subdivision. Open floor plan with Formal Dining room. Like new applianced kitchen. Informal dining area with sliders to new deck. Master Suite with full bath and walk in closet. 2 generous bedrooms share full bath. Main floor laundry. Attached 2 car garage. Full basement for future expansion or great storage. Move in condition.

5. 2016-10-17
   listed $194,900 412-char remark

   Show marketing remark (412 chars)

   Beautiful brick and vinyl 3 bedroom 2 bath zero lot line duplex unit in Stonegate Subdivision. Open floor plan with Formal Dining room. Like new applianced kitchen. Informal dining area with sliders to new deck. Master Suite with full bath and walk in closet. 2 generous bedrooms share full bath. Main floor laundry. Attached 2 car garage. Full basement for future expansion or great storage. Move in condition.

6. 2014-06-30
   soldstatus $167,500 204-char remark

   Show marketing remark (204 chars)

   You'll love this 3 bedroom, 2 bath zero lot line duplex in Stonegate Subdivision. New carpet throughout, full basement for future expansion, 2 car garage, informal dining room with sliders to rear patio.

7. 2014-05-28
   listed $179,900 204-char remark

   Show marketing remark (204 chars)

   You'll love this 3 bedroom, 2 bath zero lot line duplex in Stonegate Subdivision. New carpet throughout, full basement for future expansion, 2 car garage, informal dining room with sliders to rear patio.

ⓘ 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: $4,864 · $405/mo
• Projected year-2 tax: $5,496 · $458/mo
• Expected delta: +$631/yr (+$53/mo · 13.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 18 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: $33,000
• − Mortgage interest: −$15,119
• − Property taxes: −$4,864
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$7,852
• Taxable loss: −$1,464
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $3,223/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: Washington Chsd 308
• NCES district ID: 1740980
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $66,029
• Composite: 37.69/100
• National rank: #4361
• State rank: #112 of 620 in IL

Livability — Washington

• Score: 73/100
• State rank: #272
• US rank: #5136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, IL
• City population: 24,544
• Population (ZIP): 24,544

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 131,252 people
• By 2030: 128,028 · -2.5%
• By 2040: 120,443 · -8.2%
• By 2050: 111,872 · -14.8%
• By 2075: 89,843 · -31.5%
• By 2100: 66,468 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 4% Italian 3% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Tazewell

• 2024 margin: Strong R (+26.7) · D 35.8% · R 62.5% · Other 1.8%
• 2008→2024 swing: -20.6pp toward R · 2008: -6.0pp · 2024: -26.7pp
• All cycles: 2024: R+26.7 2020: R+25.6 2016: R+28.5 2012: R+17.9 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.85%
• Current HPI: 149.5627
• 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

+50.0% since first listed

7 events — show timeline

• 2026-05-16 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-13 Listed $269,900 RMLSA as Distributed by MLS Grid
• 2016-11-23 Sold (Public Records) $191,500 Public Records
• 2016-11-21 Sold (MLS) $191,500 RMLSA as Distributed by MLS Grid
• 2016-10-17 Listed $194,900 RMLSA as Distributed by MLS Grid
• 2014-06-30 Sold (MLS) $167,500 RMLSA as Distributed by MLS Grid
• 2014-05-28 Listed $179,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2024): $4,864 · +6.6% YoY. Source: county tax records.