605 E Calhoun St · Woodstock, IL 60098

$242,000

4 bd · 1.0 ba · 1,872 sqft · SingleFamily public records · 11 Days on market

Built 1900 Est $346k · 30% 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Built 1900

Property features AI

Exterior

• Parking: Has garage
• Home design: Single-family property
• Construction: Living area approximately 1,872

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 bathroom
• Interior features: Single-family home

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $91 ($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 $223k (7.8% below list).
• Recommended offer: $223k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.6% in Woodstock — 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 82/100 on livability (#66 in IL, #1,114 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+.
• Woodstock CUSD 200 (town): math 24% / reading 38% proficiency, ranked #220 of 620 in IL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Verda Dierzen Early Learning Ctr (701 students, 0% FRL); Creekside Middle School (math 29% / reading 47%, grade F, #159 of 665 statewide, top 25%, 728 students, 0% FRL); Woodstock High School (math 28% / reading 40%, grade F, #147 of 693 statewide, top 22%, 1,021 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,595 units permitted in McHenry County in 2024 (485 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.
• McHenry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $223,242 (7.8% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $346,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 S Jefferson St S	0.46mi	4/2.0	1,990 (+6%)	3mo	$275,000	$138	61
430 Laurel Ave	0.51mi	3/2.0 (-1)	1,828 (-2%)	8mo	$351,000	$192	57
324 N Madison St	0.33mi	5/1.0 (+1)	1,670 (-11%)	6mo	$250,000	$150	56
605 N Seminary Ave	0.43mi	3/1.0 (-1)	1,667 (-11%)	2mo	$265,000	$159	55
517 Bunker St	0.50mi	4/1.5	1,623 (-13%)	5mo	$290,000	$179	48
389 Lincoln Ave	0.73mi	3/1.5 (-1)	1,784 (-5%)	6mo	$338,000	$189	46
841 N Madison St	0.67mi	4/2.0	2,013 (+8%)	8mo	$372,000	$185	45
801 S Jefferson St	0.56mi	3/2.0 (-1)	2,124 (+14%)	1mo	$340,000	$160	42
310 S Tryon St	0.57mi	3/2.0 (-1)	2,070 (+11%)	9mo	$383,000	$185	39
241 Hoy Ave	0.59mi	4/2.0	1,606 (-14%)	9mo	$365,500	$228	37
902 Bunker St	0.68mi	3/2.0 (-1)	1,645 (-12%)	8mo	$335,000	$204	32
871 Hickman Ln	0.74mi	3/3.0 (-1)	1,630 (-13%)	5mo	$340,000	$209	27

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: $-33,371
• Equity at exit: $36,083

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-21,442
• Equity at exit: $20,924

Cash invested: $67,760 (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 60098

• Home prices YoY: -30.0%
• Active inventory: 137
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,232 medium
• Mortgage (P&I): −$1,269
• Tax est. 1.5%: −$302 /mo · $3,630/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $91

Break-even live

Break-even rent $2,117

Max offer price $242,000

Occupancy floor 91%

Sensitivity live

Price	-10% $258	-5% $175	+0% $91	+5% $8	+10% $-76
Rent	-10% $-85	-5% $3	+0% $91	+5% $179	+10% $268
Rate	-1.0pp $213	-0.5pp $153	base $91	+0.5pp $29	+1.0pp $-35

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: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 Wheeler St Unit 1022 Woodstock, IL	3.0	1.5	2250	$2,100	$0.93	45d	1	0.92mi

Listing history 6 events

1. 2026-06-21
   days on market $242,000 Coming Soon 11 DOM
2. 2026-06-18
   days on market $242,000 Coming Soon 8 DOM
3. 2026-06-17
   days on market $242,000 Coming Soon 7 DOM
4. 2026-06-16
   days on market $242,000 Coming Soon 6 DOM
5. 2026-06-15
   days on market $242,000 Coming Soon 5 DOM
6. 2026-06-13
   listed $242,000 Coming Soon 3 DOM

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

Taxation est. · year 1

• Rental income: $26,789
• − Mortgage interest: −$13,556
• − Property taxes: −$3,630
• − Insurance: −$1,210
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − Depreciation: −$7,040
• Taxable loss: −$2,933
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $1,798/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: Woodstock CUSD 200
• NCES district ID: 1743330
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $64,309
• Composite: 28.35/100
• National rank: #6773
• State rank: #220 of 620 in IL

Livability — Woodstock

• Score: 82/100
• State rank: #66
• US rank: #1114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodstock, IL
• County: McHenry County · 204,279 people
• City population: 33,130
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 33,130
• Household income: $91,062
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 759.0

Population outlook (McHenry County) Hauer SSP2

• Today (2025): 305,342 people
• By 2030: 301,491 · -1.3%
• By 2040: 288,211 · -5.6%
• By 2050: 268,430 · -12.1%
• By 2075: 226,209 · -25.9%
• By 2100: 181,247 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Romanian 9% Lithuanian 2% Portuguese 2%
• Foreign-born: 12% · Canada
• Languages at home: 79% English-only · Spanish 16% Russian/Polish/Slavic 2% Tagalog/Filipino 1%

Political lean MEDSL · McHenry

• 2024 margin: Lean R (+5.3) · D 46.6% · R 51.9% · Other 1.5%
• 2008→2024 swing: -10.6pp toward R · 2008: 5.3pp · 2024: -5.3pp
• All cycles: 2024: R+5.3 2020: R+2.5 2016: R+8.1 2012: R+8.8 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.07%
• Current HPI: 205.5664
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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