909 Grant St · Eldorado, IL 62930

$75,000

3 bd · 2.0 ba · 1,240 sqft · SingleFamily · 12 Days on market

Built 1940 0.53 ac lot Est $52k · 44% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Situated on just over 1/2 an acre, this 3 bedroom 2 bath home offers space, functionality, and a convenient location near the library. The main level features a comfortable living room, dining room, eat in kitchen, full bathroom, and a bedroom. An addition was completed in the 1970s for an additional 2 bedrooms and a second bathroom upstairs. Outside, you'll find an attached garage, storage shed, charming gazebo, and plenty of yard space for entertaining, gardening, or enjoying the outdoors. With the spacious lot and practical layout, this property is full of potential and ready for its next chapter.

Key facts

• Attached garage
• Charming gazebo
• Storage shed

Tags

• ATTACHED GARAGE
• STORAGE SHED
• CHARMING GAZEBO
• YARD SPACE

Property features AI

Finance

• Other: Property is Active Under Contract

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1940; Total living area 1240
• Construction: Shingle roof; No basement
• Exterior features: Shed(s); Paved road access; Extra lot (additional parcel)

Interior

• Kitchen: Kitchen with refrigerator and dishwasher
• Bedrooms: 3 bedrooms (bedroom sizes: main 9.3 x 11.9; upper 17.2 x 11.7; upper 12.2 x 10.11) — all bedrooms have egress windows
• Flooring: Carpet in bedrooms and living areas; Laminate flooring in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: High speed internet; Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 15.8% vs local median 9.7% in Eldorado — 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 65/100 on livability (#658 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D-, amenities F, commute F.
• Eldorado CUSD 4 (town): math 11% / reading 19% proficiency, ranked #526 of 620 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eldorado High School (math 8% / reading 17%, grade F, #506 of 693 statewide, top 74%, 301 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Saline 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1940 — 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. 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: 1.88% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.09%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $52,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Dewey St	0.43mi	3/2.0	1,280 (+3%)	11mo	$22,000	$17	65
1808 Roosevelt	0.63mi	3/2.0	1,200 (-3%)	0mo	$12,500	$10	65
600 Panama St	0.29mi	3/1.0	1,152 (-7%)	9mo	$85,000	$74	63
817 Bramlet St	0.29mi	2/1.5 (-1)	1,220 (-2%)	20mo	$63,000	$52	60
1020 State St	0.52mi	2/1.5 (-1)	1,296 (+4%)	15mo	$58,750	$45	49
1163 First	0.46mi	2/1.5 (-1)	1,100 (-11%)	5mo	$29,750	$27	49
1151 1st St	0.45mi	2/2.0 (-1)	1,104 (-11%)	14mo	$42,000	$38	44
2200 Pine St	0.47mi	2/2.0 (-1)	1,341 (+8%)	19mo	$52,000	$39	44
2010 1st St	0.55mi	2/2.0 (-1)	1,061 (-14%)	5mo	$85,000	$80	41
1508 Fisk St	0.42mi	2/1.0 (-1)	1,080 (-13%)	12mo	$10,000	$9	40
1220 Lincoln St	0.61mi	3/1.0	1,064 (-14%)	8mo	$50,000	$47	37
2503 Upchurch St	0.67mi	2/2.0 (-1)	1,064 (-14%)	10mo	$45,000	$42	32

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: 29.5%
• Equity multiple: 2.23×
• Total profit: $25,863
• Equity at exit: $11,183

10-year hold

• IRR: 36.8%
• Equity multiple: 4.41×
• Total profit: $71,531
• Equity at exit: $6,485

Cash invested: $21,000 (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 62930

• Active inventory: 46
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $597

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $648	-5% $622	+0% $597	+5% $571	+10% $545
Rent	-10% $485	-5% $541	+0% $597	+5% $652	+10% $708
Rate	-1.0pp $634	-0.5pp $616	base $597	+0.5pp $577	+1.0pp $557

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-17
   status $75,000 Pending 12 DOM
2. 2026-06-16
   days on market $75,000 Under Contract 12 DOM
3. 2026-06-15
   days on market $75,000 Under Contract 11 DOM
4. 2026-06-13
   days on market $75,000 Under Contract 9 DOM
5. 2026-06-12
   days on market $75,000 Under Contract 8 DOM
6. 2026-06-09
   days on market $75,000 Under Contract 5 DOM
7. 2026-06-08
   days on market $75,000 Under Contract 4 DOM
8. 2026-06-07
   days on market $75,000 Under Contract 3 DOM
9. 2026-06-07
   remarks 607-char remark
10. 2026-06-07
    listed $75,000 Under Contract 2 DOM

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,935
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,182
• Taxable income: $6,342
• Est. tax owed @ 24.0%: −$1,522
• After-tax cash flow: $5,636/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: Eldorado CUSD 4
• NCES district ID: 1713660
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $36,707
• Composite: 12.47/100
• National rank: #9627
• State rank: #526 of 620 in IL

Livability — Eldorado

• Score: 65/100
• State rank: #658
• US rank: #13492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldorado, IL
• Population (ZIP): 5,763

Population outlook (Saline County) Hauer SSP2

• Today (2025): 23,915 people
• By 2030: 23,262 · -2.7%
• By 2040: 21,775 · -8.9%
• By 2050: 20,098 · -16.0%
• By 2075: 15,234 · -36.3%
• By 2100: 10,302 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea, Vietnam
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+49.0) · D 24.8% · R 73.8% · Other 1.3%
• 2008→2024 swing: -40.1pp toward R · 2008: -8.9pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.9 2016: R+50.7 2012: R+29.0 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.64%
• Current HPI: 75.0826
• 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

• 2026-06-06 Contingent — RMLSA as Distributed by MLS Grid
• 2026-06-04 Listed $75,000 RMLSA as Distributed by MLS Grid

Property tax history

-7.8%/yr

Latest (2024): $57 · -2.0% YoY. Source: county tax records.