905 Eldridge St · Washington, IL 61571

$165,000

3 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 1 Days on market

Built 1948 9,127 sqft lot Est $156k · 6% over

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +4.8/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Darling Cape Cod home located in a quiet neighborhood not far from downtown Washington. Brand new roof, carpet and fresh paint in July 2018.17x15 family/dining room off of kitchen features hardwood floor, beamed ceiling, built in bookcase and a wood burning fireplace. Remodeled kitchen. Newer hot water heater. 14x14 covered patio behind the garage overlooks a nice, large backyard with fire pit. Basement offers storage,2nd shower and potential bedroom and rec space. Tons of addt’l storage.

Key facts

• District 52 schools
• Original built-ins
• Quiet neighborhood

Tags

• QUIET NEIGHBORHOOD
• DISTRICT 52 SCHOOLS
• MINUTES FROM WASHINGTON SQUARE
• ORIGINAL BUILT-INS
• FIREPLACE
• UPDATED BASEMENT REC ROOM

Property features AI

Exterior

• Parking: Detached garage (1 car); On-street parking; Paved parking areas
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Shingle roof; Built in 1948
• Construction: Shingle roof
• Exterior features: Fenced yard; Level lot; Paved road

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms (two on main level, one on upper level)
• Flooring: Carpet; Luxury vinyl plank; Hardwood; Laminate; Other (basement laundry area)
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Ceiling fans; Radon mitigation system; High-speed internet; Wood-burning stove in family room; Full, partially finished basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (18.2% below list).
• Recommended offer: $134k (18.8% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.3% in Washington — 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 73/100 on livability (#272 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Washington Chsd 308 (suburban): math 42% / reading 42% proficiency, ranked #112 of 620 in IL (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Grade School (math 42% / reading 42%, grade F, #336 of 2,056 statewide, top 18%, 484 students, 0% FRL); Washington Middle School (math 50% / reading 51%, grade C, #48 of 665 statewide, top 7%, 359 students, 0% FRL); Washington Comm High School (math 42% / reading 42%, grade F, #76 of 693 statewide, top 12%, 1,484 students, 0% FRL).
• Market conditions: 132 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 77 units permitted in Tazewell 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.
• Tazewell County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $128k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,973 (18.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1948 — 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. 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?
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: 0.82% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $155,790
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Eldridge St	0.08mi	2/2.0 (-1)	1,114 (-4%)	11mo	$150,000	$135	72
805 E Adams St	0.41mi	3/2.0	1,120 (-3%)	9mo	$199,000	$178	64
108 S Lawndale Ave	0.23mi	3/1.5	1,045 (-9%)	18mo	$141,500	$135	57
1005 Walnut St	0.33mi	3/1.0	1,050 (-9%)	18mo	$138,000	$131	55
205 N Church St	0.48mi	3/1.0	1,014 (-12%)	5mo	$67,500	$67	53
311 S Market St	0.71mi	3/1.0	1,128 (-2%)	16mo	$145,000	$129	50
305 Redbud Dr	0.42mi	2/1.5 (-1)	1,296 (+12%)	12mo	$179,000	$138	43

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: -24.0%
• Equity multiple: 0.18×
• Total profit: $-37,840
• Equity at exit: $24,602

10-year hold

• IRR: -18.9%
• Equity multiple: -0.02×
• Total profit: $-47,018
• Equity at exit: $14,266

Cash invested: $46,200 (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 61571

• Active inventory: 132
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$308 /mo · $3,697/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-176

Break-even live

Break-even rent $1,572

Max offer price $133,973

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-129	+0% $-176	+5% $-222	+10% $-269
Rent	-10% $-282	-5% $-229	+0% $-176	+5% $-122	+10% $-69
Rate	-1.0pp $-93	-0.5pp $-134	base $-176	+0.5pp $-218	+1.0pp $-262

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 S Cedar St Washington, IL	2.0	1.0	876	$1,350	$1.54	45d	1	0.24mi

Listing history 2 events

1. 2026-06-07
   remarks 687-char remark
2. 2026-06-07
   listed $165,000 Pending 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: $3,697 · $308/mo
• Projected year-2 tax: $3,721 · $310/mo
• Expected delta: +$24/yr (+$2/mo · 0.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$9,243
• − Property taxes: −$3,697
• − Insurance: −$825
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,800
• Taxable loss: −$4,957
• Est. tax savings @ 24.0%: +$1,190
• After-tax cash flow: $-918/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: Washington Chsd 308
• NCES district ID: 1740980
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $66,029
• Composite: 37.69/100
• National rank: #4361
• State rank: #112 of 620 in IL

Livability — Washington

• Score: 73/100
• State rank: #272
• US rank: #5136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, IL
• City population: 24,544
• Population (ZIP): 24,544

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 131,252 people
• By 2030: 128,028 · -2.5%
• By 2040: 120,443 · -8.2%
• By 2050: 111,872 · -14.8%
• By 2075: 89,843 · -31.5%
• By 2100: 66,468 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 4% Italian 3% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Tazewell

• 2024 margin: Strong R (+26.7) · D 35.8% · R 62.5% · Other 1.8%
• 2008→2024 swing: -20.6pp toward R · 2008: -6.0pp · 2024: -26.7pp
• All cycles: 2024: R+26.7 2020: R+25.6 2016: R+28.5 2012: R+17.9 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.85%
• Current HPI: 149.5627
• 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

+30.4% since first listed

18 events — show timeline

• 2026-06-05 Pending — RMLSA as Distributed by MLS Grid
• 2026-06-05 Listed $165,000 RMLSA as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-16 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-11 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-26 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-22 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-09 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-30 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-16 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-14 Listed — RMLSA as Distributed by MLS Grid
• 2025-08-28 Coming Soon — RMLSA as Distributed by MLS Grid
• 2018-10-31 Sold (Public Records) $128,500 Public Records
• 2018-10-26 Sold (MLS) $128,500 RMLSA as Distributed by MLS Grid
• 2018-09-07 Listed $135,900 RMLSA as Distributed by MLS Grid
• 2016-11-16 Sold (Public Records) $91,591 Public Records
• 2012-09-27 Sold (MLS) $123,000 RMLSA as Distributed by MLS Grid
• 2012-04-09 Listed $126,500 RMLSA as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2024): $3,697 · +5.7% YoY. Source: county tax records.