317 W Williams St · Dwight, IL 60420

$175,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 4 Days on market

Built 1905 0.31 ac lot Est $212k · 17% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice 3 bedroom 2 bath home with 50x23 heated detached garage with half bath. Main level of home offers 1 bedroom, living room, separate dining room and nice kitchen with large laundry room with full bath. Upstairs needs remodeled and offers the master bedroom with full bath and third bedroom. Vinyl siding and windows and full unfinished basement on nice large lot. Conventional and cash buyers.

Key facts

• 0.31 acre lot
• 4 garage spots
• Built 1905

Property features AI

Finance

• Other: Parcel number on record
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (owned) with heated space and garage door opener; Gravel parking; Total of 4 parking spaces (4 garage spaces)
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Asphalt roof; Vinyl siding; Property is over 100 years old; Built before 1978
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: 75 x 180 lot (approx. 0.25–0.49 acre); School bus service available

Interior

• Kitchen: Kitchen on main level (14 x 10, vinyl); Range, microwave, dishwasher, refrigerator
• Bedrooms: Three bedrooms total; Master bedroom located on the second level (12 x 12, hardwood); Second bedroom on second level (12 x 12, hardwood); Third bedroom on main level (11 x 10, wood laminate)
• Flooring: Hardwood in primary bedrooms; Wood laminate in living areas and dining room; Vinyl in kitchen and laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Unfinished full basement; Separate dining room
• Laundry & utility: Main-level laundry room (20 x 13, vinyl)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $45 ($538/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 $156k (11.1% below list).
• Recommended offer: $156k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#304 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Dwight Twp Hsd 230 (town): math 40% / reading 40% proficiency, ranked #301 of 919 in IL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dwight High School (math 24% / reading 15%, grade F, #379 of 693 statewide, top 57%, 215 students, 0% FRL).
• Zoned-school proficiency averages 20% at this address vs 40% district-wide (-20 pts) — the specific schools serving this property underperform the Dwight Twp Hsd 230 average; the district grade overstates school quality for this exact location.
• Market conditions: 29 active listings in the ZIP; 35 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Livingston County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,597 (11.1% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $211,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 W South St	0.17mi	3/2.0	1,336 (-1%)	0mo	$280,000	$210	90
222 W South St	0.23mi	3/2.0	1,370 (+2%)	3mo	$190,000	$139	84
207 W Williams St	0.19mi	3/1.0	1,324 (-2%)	5mo	$72,000	$54	80
410 W James St	0.18mi	3/2.0	1,525 (+13%)	16mo	$202,500	$133	57
117 W Delaware St	0.44mi	3/1.0	1,398 (+4%)	15mo	$178,500	$128	57
806 Sunset Dr	0.65mi	3/1.5	1,366 (+1%)	14mo	$230,000	$168	54
216 E Delaware St	0.72mi	2/1.0 (-1)	1,344 (-0%)	8mo	$55,000	$41	50
217 W Mazon Ave	0.43mi	3/2.0	1,528 (+13%)	10mo	$240,000	$157	49
316 W Chippewa St	0.31mi	3/1.5	1,536 (+14%)	16mo	$185,000	$120	48
113 E Seminole St	0.67mi	3/1.5	1,240 (-8%)	11mo	$255,000	$206	44
109 E Seminole St	0.65mi	3/1.5	1,232 (-9%)	11mo	$225,000	$183	44
312 Wilmac St	0.74mi	3/2.0	1,537 (+14%)	9mo	$250,000	$163	34

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-25,495
• Equity at exit: $26,093

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-18,492
• Equity at exit: $15,131

Cash invested: $49,000 (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 60420

• Home prices YoY: -21.5%
• Active inventory: 29
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$127 /mo · $1,528/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $45

Break-even live

Break-even rent $1,499

Max offer price $175,000

Occupancy floor 92%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $175,000 Active 4 DOM
2. 2026-06-18
   days on market $175,000 Active 3 DOM
3. 2026-06-17
   days on market $175,000 Active 2 DOM
4. 2026-06-16
   remarks 396-char remark
5. 2026-06-16
   listed $175,000 Active 1 DOM

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

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,528 · $127/mo
• Projected year-2 tax: $2,750 · $229/mo
• Expected delta: +$1,222/yr (+$102/mo · 80.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 17 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: $18,672
• − Mortgage interest: −$9,803
• − Property taxes: −$1,528
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$5,091
• Taxable loss: −$2,410
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $1,116/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: Dwight Twp Hsd 230
• NCES district ID: 1712870
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $55,820
• Composite: 37.48/100
• National rank: #8890
• State rank: #301 of 919 in IL

Livability — Dwight

• Score: 72/100
• State rank: #304
• US rank: #5967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dwight, IL
• City population: 4,672
• Population (ZIP): 4,672

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 32,749 people
• By 2030: 30,848 · -5.8%
• By 2040: 27,357 · -16.5%
• By 2050: 24,048 · -26.6%
• By 2075: 17,574 · -46.3%
• By 2100: 12,096 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 6% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+46.3) · D 26.1% · R 72.4% · Other 1.6%
• 2008→2024 swing: -27.1pp toward R · 2008: -19.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+44.2 2016: R+41.0 2012: R+31.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.34%
• Current HPI: 209.621
• 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

• 2026-06-15 Listed $175,000 MRED as Distributed by MLS Grid

Property tax history

-4.0%/yr

Latest (2024): $1,528 · +2.3% YoY. Source: county tax records.