107 & 109 S 4th St · Oquawka, IL 61469

$30,000

3 bd · 1.0 ba · 1,167 sqft · SingleFamily public records · 42 Days on market

Built 1850 0.34 ac lot $26/sqft · 54% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Positioned just two blocks from the boat ramp in Oquawka, this unique offering includes two separate parcels totaling approximately 0.34 acres, presenting a rare opportunity for investment, renovation, or flexible use. The property features two dwellings: a 2-story 2-bedroom, 1-bath single-family home, and a 1-bedroom, 1-bath mobile home with a second non-conforming bedroom possible. Both structures are full of potential and are being sold as-is, offering a blank canvas for those ready to bring their vision to life. An oversized detached garage adds valuable utility, complete with workshop capabilities and a built-in vintage still live well — ideal for storage, projects, or accommodat

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1850

Property features AI

Exterior

• Parking: Detached 2-car garage; On-street parking available; Gravel driveway/parking
• Utilities: Public water and septic system
• Home design: Single family residence; Two levels
• Construction: Built in 1850
• Exterior features: Shingle roof; Sloped lot; Lot dimensions approximately 150 x 100

Interior

• Kitchen: Vinyl flooring in the kitchen
• Bedrooms: 1 bedroom (Upper level) — includes an egress window
• Flooring: Carpet in living and dining areas; Vinyl flooring in kitchen, bedroom, and some additional rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#686 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• West Central CUSD 235 (rural): math 8% / reading 10% proficiency, ranked #581 of 620 in IL (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Central High School (math 5% / reading 15%, grade F, #528 of 693 statewide, top 82%, 199 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 5 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $900 appreciation (3.0% local appreciation)).
• Henderson County population projected at -31% 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1850 — 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: 3.57% ✓
• Cap rate: 32.97%
• Cash-on-cash: 95.27%
• DSCR: 5.24
• GRM: 2.3

CMA / ARV

• ARV (median comp): $83,364
• List price: $30,000
• Delta: -64.01%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 N Fifth St	0.11mi	2/1.0 (-1)	1,051 (-10%)	21mo	$46,000	$44	56
200 N 6th St	0.23mi	2/1.0 (-1)	1,294 (+11%)	17mo	$88,000	$68	52

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: 99.5%
• Equity multiple: 6.49×
• Total profit: $46,089
• Equity at exit: $13,489

10-year hold

• IRR: 99.0%
• Equity multiple: 13.45×
• Total profit: $104,548
• Equity at exit: $20,789

Cash invested: $8,400 (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 61469

• Active inventory: 8
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$10 /mo · $118/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $667

Break-even live

Break-even rent $227

Max offer price $30,000

Occupancy floor 33%

Sensitivity live

Price	-10% $684	-5% $675	+0% $667	+5% $658	+10% $650
Rent	-10% $582	-5% $625	+0% $667	+5% $709	+10% $752
Rate	-1.0pp $682	-0.5pp $675	base $667	+0.5pp $659	+1.0pp $651

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $30,000 Under Contract 42 DOM
2. 2026-06-17
   days on market $30,000 Under Contract 41 DOM
3. 2026-06-16
   days on market $30,000 Under Contract 40 DOM
4. 2026-06-15
   days on market $30,000 Under Contract 39 DOM
5. 2026-06-14
   days on market $30,000 Under Contract 37 DOM
6. 2026-06-12
   days on market $30,000 Under Contract 36 DOM
7. 2026-06-09
   days on market $30,000 Under Contract 33 DOM
8. 2026-06-08
   days on market $30,000 Under Contract 32 DOM
9. 2026-06-07
   days on market $30,000 Under Contract 31 DOM
10. 2026-06-07
    statusdays on market $30,000 Under Contract 30 DOM
11. 2026-06-02
    days on market $30,000 Active 26 DOM
12. 2026-06-01
    days on market $30,000 Active 25 DOM
13. 2026-05-31
    days on market $30,000 Active 24 DOM
14. 2026-05-30
    days on market $30,000 Active 23 DOM
15. 2026-05-07
    listed $30,000 Active 1028-char remark

ⓘ 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: $118 · $10/mo
• Projected year-2 tax: $399 · $33/mo
• Expected delta: +$282/yr (+$23/mo · 238.9%)

ⓘ 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 ≥105°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: $12,859
• − Mortgage interest: −$1,680
• − Property taxes: −$118
• − Insurance: −$150
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$873
• Taxable income: $7,981
• Est. tax owed @ 24.0%: −$1,915
• After-tax cash flow: $6,088/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: West Central CUSD 235
• NCES district ID: 1700319
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 10% ▼ -9.00%
• Median HH income: $47,424
• Composite: 8.55/100
• National rank: #9902
• State rank: #581 of 620 in IL

Livability — Oquawka

• Score: 64/100
• State rank: #686
• US rank: #14037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oquawka, IL
• Population (ZIP): 1,857

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 6,231 people
• By 2030: 5,815 · -6.7%
• By 2040: 5,016 · -19.5%
• By 2050: 4,310 · -30.8%
• By 2075: 3,166 · -49.2%
• By 2100: 2,285 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Iranian 3% Lithuanian 1% Portuguese 1%
• Foreign-born: 0% · China

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+38.8) · D 29.6% · R 68.4% · Other 1.9%
• 2008→2024 swing: -56.5pp toward R · 2008: 17.7pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+33.0 2016: R+28.8 2012: D+12.3 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

2 events — show timeline

• 2026-06-05 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-07 Listed $30,000 RMLSA as Distributed by MLS Grid

Property tax history

-2.5%/yr

Latest (2024): $118 · +3.9% YoY. Source: county tax records.