370 N Page St · Nauvoo, IL 62354

$79,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily · 41 Days on market

Built 1900 0.60 ac lot $78/sqft · 26% below area Est $107k · 26% under ↓ 12% since listing

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Why this score? — see what drove the B- 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• Appreciation +7.3/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Enjoy sunrise and sunset views from this 2-bedroom, 1-bath single-family home on approximately 0.6 surveyed acres in a quiet Nauvoo neighborhood with southwestern views of the Nauvoo bluffs. Located just blocks from downtown, the property offers multiple possibilities, including renovation of the existing structure, expansion, or new construction. A 26' x 40' extra-deep drive-through garage features three new insulated overhead doors and a new mini-split system for heating and cooling. Outdoor improvements include a 20' x 26' x 6" concrete patio installed in 2024, located behind the garage. The rear of the property is accessible via a secondary driveway on the north side. The electrica

Key facts

• Southwestern views
• Concrete patio
• 0.6 acre lot

Tags

• SUNRISE AND SUNSET VIEWS
• SOUTHWESTERN VIEWS
• QUIET NAUVOO NEIGHBORHOOD
• NEW INSULATED OVERHEAD DOORS
• NEW MINI-SPLIT SYSTEM
• CONCRETE PATIO

Property features AI

Finance

• Other: Lot approximately 0.6 acres (dimensions 174 x 120 x 174 x 120); Public maintained road with city street frontage

Exterior

• Parking: Detached gravel garage with 2 car spaces
• Utilities: Public water; Public sewer; 200+ amp electric service with circuit breakers
• Home design: Single-family residence; Residential zoning
• Construction: Frame construction with wood siding; Foundation area 1,008; Built and measured above-grade finished area 1,008
• Exterior features: Rubber and metal roof

Interior

• Kitchen: Range, Microwave, Dishwasher, Refrigerator
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating; Ductless heating; Central air conditioning; Ductless cooling
• Interior features: Range, Microwave, Dishwasher, Refrigerator; Electric water heater; Basement
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($935 rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#254 in IL, #4,683 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Nauvoo-Colusa CUSD 325 (rural): math 15% / reading 25% proficiency, ranked #713 of 919 in IL (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Nauvoo Elem School (math 12% / reading 32%, grade F, #940 of 2,056 statewide, top 49%, 203 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($546 loan paydown + $4k appreciation (4.5% local appreciation)).
• Hancock County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $79k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.18% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 7.0

CMA / ARV

• ARV (median comp): $106,729
• List price: $79,000
• Delta: -25.98%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 S Wilcox St	0.41mi	2/1.0	988 (-2%)	22mo	$85,000	$86	59
415 S Fulmer St	0.66mi	3/1.0 (+1)	1,040 (+3%)	20mo	$100,000	$96	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.13×
• Total profit: $24,893
• Equity at exit: $42,644

10-year hold

• IRR: 18.5%
• Equity multiple: 4.11×
• Total profit: $68,891
• Equity at exit: $71,899

Cash invested: $22,120 (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 62354

• Home prices YoY: 3.9%
• Active inventory: 26
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $935 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$156 /mo · $1,867/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $136

Break-even live

Break-even rent $763

Max offer price $79,000

Occupancy floor 80%

Sensitivity live

Price	-10% $180	-5% $158	+0% $136	+5% $113	+10% $91
Rent	-10% $62	-5% $99	+0% $136	+5% $172	+10% $209
Rate	-1.0pp $175	-0.5pp $156	base $136	+0.5pp $115	+1.0pp $94

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $79,000 Active 41 DOM
2. 2026-06-21
   days on market $79,000 Active 40 DOM
3. 2026-06-18
   days on market $79,000 Active 38 DOM
4. 2026-06-17
   days on market $79,000 Active 37 DOM
5. 2026-06-16
   days on market $79,000 Active 36 DOM
6. 2026-06-15
   days on market $79,000 Active 35 DOM
7. 2026-06-13
   days on market $79,000 Active 33 DOM
8. 2026-06-12
   days on market $79,000 Active 32 DOM
9. 2026-06-09
   days on market $79,000 Active 29 DOM
10. 2026-06-08
    days on market $79,000 Active 28 DOM
11. 2026-06-07
    days on market $79,000 Active 27 DOM
12. 2026-06-07
    days on market $79,000 Active 26 DOM
13. 2026-06-04
    days on market $79,000 Active 23 DOM
14. 2026-06-02
    days on market $79,000 Active 22 DOM
15. 2026-06-01
    days on market $79,000 Active 21 DOM
16. 2026-05-31
    days on market $79,000 Active 20 DOM
17. 2026-05-31
    days on market $79,000 Active 19 DOM
18. 2026-05-10
    listed $99,000 Active 1101-char remark
19. 2023-12-27
    soldstatus $30,000
20. 2017-04-07
    listed $45,000
21. 2016-07-05
    listed $90,000

ⓘ 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: $1,867 · $156/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,215
• − Mortgage interest: −$4,425
• − Property taxes: −$1,867
• − Insurance: −$395
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$2,298
• Taxable income: $435
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $1,522/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: Nauvoo-Colusa CUSD 325
• NCES district ID: 1727780
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $43,211
• Composite: 20.49/100
• National rank: #13779
• State rank: #713 of 919 in IL

Livability — Nauvoo

• Score: 74/100
• State rank: #254
• US rank: #4683

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: Nauvoo, IL
• Population (ZIP): 1,426

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 17,042 people
• By 2030: 16,056 · -5.8%
• By 2040: 13,912 · -18.4%
• By 2050: 11,879 · -30.3%
• By 2075: 8,302 · -51.3%
• By 2100: 5,846 · -65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Asian 1%
• Common ancestry: Lithuanian 5% Slovak 4% Portuguese 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · German/W. Germanic 1% Vietnamese 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -39.2pp toward R · 2008: -10.8pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.9 2016: R+50.8 2012: R+19.0 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.55%
• Current HPI: 120.8838
• 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

-12.2% since first listed

5 events — show timeline

• 2026-05-27 Price Changed $79,000 IAR
• 2026-05-10 Listed $99,000 IAR
• 2023-12-27 Sold (Public Records) $30,000 Public Records
• 2017-04-07 Listed $45,000 IAR
• 2016-07-05 Listed $90,000 IAR

Property tax history

-1.4%/yr

Latest (2024): $1,867 · -11.5% YoY. Source: county tax records.