407 S Washington St · Sidney, IL 61877

$218,500

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 92 Days on market

Built 1968 0.27 ac lot Est $151k · 45% over

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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 +15.4/30.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HEATED GARAGE, MATURE TREES, SWING SET, 2 STORAGE SHE DS, BOILER 1990.C-AIR1992,5 CEILING FANS, NEWER CARP ET IN 2 BEDROOMS, BATHS RECENTLY REMODELED, NICELY L ANDSCAPED, WELL MAINTAINED HOME. GARDEN.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (10.8% below list).
• Recommended offer: $195k (10.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#476 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Tolono CUSD 7 (rural): math 35% / reading 36% proficiency, ranked #164 of 620 in IL (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Unity Jr High School (math 32% / reading 38%, grade F, #191 of 665 statewide, top 30%, 346 students, 0% FRL); Unity High School (math 42% / reading 47%, grade F, #62 of 693 statewide, top 10%, 528 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 573 units permitted in Champaign County in 2024 (359 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 $7k of value loss. Plan a longer hold.
• Champaign County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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.

Recommended offer $195,000 (10.8% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $150,800
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 S Washington St	0.00mi	3/2.0	1,355 (+4%)	1mo	$214,000	$158	92
206 Maple St W	0.35mi	2/2.0 (-1)	1,243 (-4%)	4mo	$199,000	$160	68
107 W Byron St	0.37mi	3/1.0	1,226 (-6%)	4mo	$107,000	$87	66
512 S Scarborough St	0.24mi	3/2.0	1,468 (+13%)	12mo	$210,000	$143	58
104 Maple St	0.23mi	3/2.0	1,484 (+14%)	16mo	$175,000	$118	52
104 N Harrison St	0.43mi	3/1.0	1,376 (+6%)	21mo	$154,900	$113	49
216 E Main St	0.39mi	3/1.0	1,119 (-14%)	8mo	$118,500	$106	47
207 Hazel St	0.43mi	3/1.5	1,468 (+13%)	13mo	$170,000	$116	45
106 W Byron St	0.38mi	3/1.0	1,181 (-9%)	21mo	$90,000	$76	45
106 S Washington St	0.33mi	3/2.0	1,120 (-14%)	21mo	$215,900	$193	44
202 Alley St	0.54mi	2/1.0 (-1)	1,244 (-4%)	22mo	$95,000	$76	41

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-30,020
• Equity at exit: $32,579

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-19,217
• Equity at exit: $18,892

Cash invested: $61,180 (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 61877

• Home prices YoY: -5.8%
• Active inventory: 11
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,146
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $85

Break-even live

Break-even rent $1,843

Max offer price $218,500

Occupancy floor 91%

Sensitivity live

Price	-10% $208	-5% $146	+0% $85	+5% $23	+10% $-39
Rent	-10% $-69	-5% $8	+0% $85	+5% $162	+10% $239
Rate	-1.0pp $195	-0.5pp $140	base $85	+0.5pp $28	+1.0pp $-30

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: $54,625
• Closing costs: $6,555
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 S David St Sidney, IL	3.0	2.0	1800	$1,950	$1.08	15d	1	0.19mi

Listing history 17 events

1. 2026-04-25
   status Pending
2. 2026-04-01
   price $218,500
3. 2026-02-20
   price $224,500
4. 2026-02-16
   status Temporarily No Showings
5. 2025-11-26
   status Pending
6. 2025-11-01
   listed $218,500 Active
7. 2024-08-20
   soldstatus $276,000
8. 2015-08-03
   soldstatus $130,000
9. 2015-07-31
   soldstatus $130,000
10. 2015-06-11
    historical
11. 2015-06-11
    listed $129,900
12. 2006-07-24
    soldstatus $118,000
13. 1999-12-28
    soldstatus $82,000 200-char remark

    Show marketing remark (200 chars)

    HEATED GARAGE, MATURE TREES, SWING SET, 2 STORAGE SHE DS, BOILER 1990.C-AIR1992,5 CEILING FANS, NEWER CARP ET IN 2 BEDROOMS, BATHS RECENTLY REMODELED, NICELY L ANDSCAPED, WELL MAINTAINED HOME. GARDEN.

14. 1999-12-28
    soldstatus $82,000

    Show marketing remark (200 chars)

    HEATED GARAGE, MATURE TREES, SWING SET, 2 STORAGE SHE DS, BOILER 1990.C-AIR1992,5 CEILING FANS, NEWER CARP ET IN 2 BEDROOMS, BATHS RECENTLY REMODELED, NICELY L ANDSCAPED, WELL MAINTAINED HOME. GARDEN.

15. 1999-11-23
    historical 200-char remark

    Show marketing remark (200 chars)

    HEATED GARAGE, MATURE TREES, SWING SET, 2 STORAGE SHE DS, BOILER 1990.C-AIR1992,5 CEILING FANS, NEWER CARP ET IN 2 BEDROOMS, BATHS RECENTLY REMODELED, NICELY L ANDSCAPED, WELL MAINTAINED HOME. GARDEN.

16. 1999-07-09
    listed $86,500 200-char remark

    Show marketing remark (200 chars)

    HEATED GARAGE, MATURE TREES, SWING SET, 2 STORAGE SHE DS, BOILER 1990.C-AIR1992,5 CEILING FANS, NEWER CARP ET IN 2 BEDROOMS, BATHS RECENTLY REMODELED, NICELY L ANDSCAPED, WELL MAINTAINED HOME. GARDEN.

17. 1994-08-29
    soldstatus $48,333

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $3,794 · $316/mo
• Expected delta: +$1,166/yr (+$97/mo · 44.4%)

ⓘ 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 · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$12,239
• − Property taxes: −$2,628
• − Insurance: −$1,092
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,356
• Taxable loss: −$2,660
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $1,654/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: Tolono CUSD 7
• NCES district ID: 1739120
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $67,482
• Composite: 32.43/100
• National rank: #5723
• State rank: #164 of 620 in IL

Livability — Sidney

• Score: 68/100
• State rank: #476
• US rank: #9882

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: Sidney, IL
• Population (ZIP): 1,055

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 223,848 people
• By 2030: 231,416 · +3.4%
• By 2040: 244,321 · +9.1%
• By 2050: 256,432 · +14.6%
• By 2075: 285,823 · +27.7%
• By 2100: 296,406 · +32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 3%
• Languages at home: 97% English-only · Arabic 2% Other Indo-European 1%

Political lean MEDSL · Champaign

• 2024 margin: Strong D (+24.1) · D 61.3% · R 37.2% · Other 1.5%
• 2008→2024 swing: +6.6pp toward D · 2008: 17.5pp · 2024: 24.1pp
• All cycles: 2024: D+24.1 2020: D+22.8 2016: D+18.4 2012: D+6.8 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.38%
• Current HPI: 247.6701
• 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

+352.1% since first listed

17 events — show timeline

• 2026-04-25 Pending — MRED as Distributed by MLS Grid
• 2026-04-01 Price Changed $218,500 MRED as Distributed by MLS Grid
• 2026-02-20 Price Changed $224,500 MRED as Distributed by MLS Grid
• 2026-02-16 Relisted — MRED as Distributed by MLS Grid
• 2025-11-26 Pending — MRED as Distributed by MLS Grid
• 2025-11-01 Listed $218,500 MRED as Distributed by MLS Grid
• 2024-08-20 Sold (Public Records) $276,000 Public Records
• 2015-08-03 Sold (MLS) $130,000 MRED as Distributed by MLS Grid
• 2015-07-31 Sold (Public Records) $130,000 Public Records
• 2015-06-11 Listed $129,900 MRED as Distributed by MLS Grid
• 2015-06-11 Listing Removed — MRED as Distributed by MLS Grid
• 2006-07-24 Sold (Public Records) $118,000 Public Records
• 1999-12-28 Sold (MLS) $82,000 MRED as Distributed by MLS Grid
• 1999-12-28 Sold (Public Records) $82,000 Public Records
• 1999-11-23 Listing Removed — MRED as Distributed by MLS Grid
• 1999-07-09 Listed $86,500 MRED as Distributed by MLS Grid
• 1994-08-29 Sold (Public Records) $48,333 Public Records

Property tax history

+2.1%/yr

Latest (2024): $2,628 · +4.5% YoY. Source: county tax records.