323 S Vine St · Kewanee, IL 61443

$17,000

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 5 Days on market

Built 1917 6,477 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Sitting on a corner lot, this 3-bedroom, 1 bath home with 1 car attached garage needs a lot of work but if you are looking for a cheap, fixer upper home, this may be the home for you. The main floor features a spacious eat-in kitchen, a living room, 1 bedroom, a full bath with tub/shower combo, single vanity with sink & stool and a laundry room. The second floor has 2 more bedrooms. There is a privacy fenced back yard, but it also needs work and an enclosed front porch. Home has not been occupied for at least a year. Electricity is on but gas and water are not. With some work, this could be a real nice home. Home is being sold AS IS.

Key facts

• Eat-in kitchen
• Corner lot
• Enclosed front porch

Tags

• CORNER LOT
• EAT-IN KITCHEN
• PRIVACY FENCED BACK YARD
• ENCLOSED FRONT PORCH

Property features AI

Finance

• Financial info: Special Service Area: No
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned); Concrete parking; Total of 1 parking space / 1 garage space
• Utilities: Public water; Public sewer; Cable available
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership
• Construction: Over 100 years old; Vinyl siding; Brick/mortar foundation; Asphalt and rubber roofing
• Exterior features: Corner lot; 72 x 90 lot dimensions; Curbs, sidewalks, street lights, and paved streets

Interior

• Kitchen: Eating area / table space
• Bedrooms: Master bedroom on the main level (12 x 14); Second-floor bedroom (13 x 13); Second-floor bedroom (7 x 13)
• Flooring: Hardwood in living room; Tile in kitchen, laundry, and two upstairs bedrooms; Other flooring in master bedroom and enclosed porch
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fan(s); Kitchen/dining combo; Unfinished full basement; 5 total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Cap rate 54.0% vs local median 8.7% in Kewanee — 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 69/100 on livability (#409 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D-, amenities F, commute F.
• Kewanee CUSD 229 (town): math 8% / reading 20% proficiency, ranked #540 of 620 in IL (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Junior High (math 5% / reading 26%, grade F, #493 of 665 statewide, top 75%, 250 students, 0% FRL); Kewanee High School (math 8% / reading 17%, grade F, #506 of 693 statewide, top 74%, 581 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 39 active listings in the ZIP; 32 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $118 of loan paydown is wiped out by about $510 of value loss. Plan a longer hold.
• Henry County population projected at -16% 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,000

Questions for the listing agent

1. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 5.91% ✓
• Cap rate: 54.00%
• Cash-on-cash: 170.38%
• DSCR: 8.58
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $90,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 E Oak St	0.01mi	2/1.0 (-1)	912 (-6%)	8mo	$80,000	$88	78
414 E Oak St	0.01mi	2/1.0 (-1)	912 (-6%)	8mo	$80,000	$88	78
323 S Vine St	0.00mi	3/1.0	1,116 (+15%)	0mo	$17,000	$15	75
716 Morton Ave	0.36mi	2/1.0 (-1)	912 (-6%)	2mo	$94,000	$103	66
416 S Park St	0.59mi	3/1.0	1,008 (+4%)	9mo	$25,000	$25	58
136 W Mill St	0.72mi	3/1.0	1,039 (+7%)	1mo	$107,000	$103	54
323 S Chestnut St	0.45mi	3/1.0	1,098 (+13%)	8mo	$67,500	$61	51
518 E Division St	0.38mi	2/1.0 (-1)	875 (-10%)	12mo	$88,000	$101	50
110 N Park St	0.63mi	3/1.0	1,088 (+12%)	2mo	$105,000	$97	50
1010 Lake St	0.74mi	2/1.0 (-1)	1,020 (+5%)	6mo	$53,000	$52	47
419 E Church St	0.70mi	2/1.0 (-1)	840 (-14%)	11mo	$78,500	$93	31
419 E Church St	0.70mi	2/1.0 (-1)	840 (-14%)	11mo	$78,500	$93	31

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: —
• Equity multiple: 9.47×
• Total profit: $40,304
• Equity at exit: $2,535

10-year hold

• IRR: —
• Equity multiple: 20.03×
• Total profit: $90,583
• Equity at exit: $1,470

Cash invested: $4,760 (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 61443

• Active inventory: 39
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$89
• Tax est. 1.5%: −$21 /mo · $255/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $676

Break-even live

Break-even rent $149

Max offer price $17,000

Occupancy floor 28%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-21
   listed $17,000 Active

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

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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,050
• − Mortgage interest: −$952
• − Property taxes: −$255
• − Insurance: −$85
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$495
• Taxable income: $8,335
• Est. tax owed @ 24.0%: −$2,001
• After-tax cash flow: $6,109/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: Kewanee CUSD 229
• NCES district ID: 1721000
• Math proficiency: 8% ▼ -8.00%
• Reading proficiency: 20% ▼ -12.00%
• Median HH income: $38,294
• Composite: 11.77/100
• National rank: #9682
• State rank: #540 of 620 in IL

Livability — Kewanee

• Score: 69/100
• State rank: #409
• US rank: #8423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kewanee, IL
• Population (ZIP): 13,529

Population outlook (Henry County) Hauer SSP2

• Today (2025): 47,376 people
• By 2030: 45,920 · -3.1%
• By 2040: 42,829 · -9.6%
• By 2050: 39,606 · -16.4%
• By 2075: 31,848 · -32.8%
• By 2100: 23,503 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 4% English 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Henry

• 2024 margin: Strong R (+24.5) · D 36.8% · R 61.3% · Other 1.9%
• 2008→2024 swing: -32.2pp toward R · 2008: 7.7pp · 2024: -24.5pp
• All cycles: 2024: R+24.5 2020: R+21.4 2016: R+21.2 2012: D+3.1 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.32%
• Current HPI: 121.8672
• 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

• 2026-05-21 Listed $17,000 MRED as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2024): $1,701 · +10.0% YoY. Source: county tax records.