119 E Broadway St · Astoria, IL 61501

$39,900

4 bd · 1.0 ba · 1,638 sqft · Other · 106 Days on market

7,392 sqft lot $24/sqft · 54% below area ↓ 5% since listing

---

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 +6.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Large 4 bedroom home on attractive corner lot with detached 2-car garage. Tons of main floor living/entertaining space and convenient MF laundry. Master bedroom is also on the main floor, with 3 additional upstairs bedrooms. Home is being sold "AS IS", with all personal property to remain.

Key facts

• 7,392 sq ft lot
• 2 garage spots
• Listed 106 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#904 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: schools F, amenities F, commute F.
• Astoria CUSD 1 (rural): math 6% / reading 30% proficiency, ranked #739 of 919 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 14 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (2.7% local appreciation)).
• Fulton County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.

Recommended offer $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.11% ✓
• Cap rate: 24.74%
• Cash-on-cash: 65.88%
• DSCR: 3.93
• GRM: 2.7

CMA / ARV

• ARV (median comp): $86,000
• List price: $39,900
• Delta: -53.60%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

2.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.4%
• Equity multiple: 4.88×
• Total profit: $43,375
• Equity at exit: $17,335

10-year hold

• IRR: 70.2%
• Equity multiple: 9.99×
• Total profit: $100,489
• Equity at exit: $26,253

Cash invested: $11,172 (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 61501

• Home prices YoY: 2.2%
• Active inventory: 11
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $613

Break-even live

Break-even rent $463

Max offer price $39,900

Occupancy floor 46%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-09
   statusdays on market $39,900 Pending 106 DOM
2. 2026-06-08
   days on market $39,900 Active 105 DOM
3. 2026-06-07
   days on market $39,900 Active 104 DOM
4. 2026-06-04
   days on market $39,900 Active 100 DOM
5. 2026-06-02
   days on market $39,900 Active 99 DOM
6. 2026-06-01
   days on market $39,900 Active 98 DOM
7. 2026-05-31
   days on market $39,900 Active 97 DOM
8. 2026-05-31
   days on market $39,900 Active 96 DOM
9. 2026-04-14
   price $39,900 303-char remark

   Show marketing remark (303 chars)

   Large 4 bedroom home on attractive corner lot with detached 2-car garage. Tons of main floor living/entertaining space and convenient MF laundry. Master bedroom is also on the main floor, with 3 additional upstairs bedrooms. Home is being sold "AS IS", with all personal property to remain.

10. 2026-02-19
    listed $45,000 Active 303-char remark

    Show marketing remark (303 chars)

    Large 4 bedroom home on attractive corner lot with detached 2-car garage. Tons of main floor living/entertaining space and convenient MF laundry. Master bedroom is also on the main floor, with 3 additional upstairs bedrooms. Home is being sold "AS IS", with all personal property to remain.

11. 2021-11-19
    soldstatus $63,500
12. 2021-11-18
    soldstatus $63,500 263-char remark

    Show marketing remark (263 chars)

    Large 4 bedroom home on attractive corner lot. Tons of main floor living/entertaining space and convenient MF laundry. Master bedroom is also on the main floor, with 3 additional upstairs bedrooms. Property also features a fenced in back yard and 2-car garage.

13. 2021-08-19
    listed $63,000 263-char remark

    Show marketing remark (263 chars)

    Large 4 bedroom home on attractive corner lot. Tons of main floor living/entertaining space and convenient MF laundry. Master bedroom is also on the main floor, with 3 additional upstairs bedrooms. Property also features a fenced in back yard and 2-car garage.

14. 2014-08-01
    soldstatus $42,000

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,681 · $140/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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,876
• − Mortgage interest: −$2,235
• − Property taxes: −$1,681
• − Insurance: −$200
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$1,161
• Taxable income: $7,219
• Est. tax owed @ 24.0%: −$1,733
• After-tax cash flow: $5,628/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: Astoria CUSD 1
• NCES district ID: 1704440
• Math proficiency: 6% ▬ 0.00%
• Reading proficiency: 30% ▲ 10.00%
• Median HH income: $41,718
• Composite: 18.74/100
• National rank: #14004
• State rank: #739 of 919 in IL

Livability — Astoria

• Score: 61/100
• State rank: #904
• US rank: #17575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Astoria, IL
• Population (ZIP): 1,612

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 33,356 people
• By 2030: 32,144 · -3.6%
• By 2040: 29,518 · -11.5%
• By 2050: 26,775 · -19.7%
• By 2075: 19,972 · -40.1%
• By 2100: 13,580 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Iranian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Fulton

• 2024 margin: Strong R (+23.8) · D 37.1% · R 60.9% · Other 2.0%
• 2008→2024 swing: -45.2pp toward R · 2008: 21.3pp · 2024: -23.8pp
• All cycles: 2024: R+23.8 2020: R+20.1 2016: R+15.1 2012: D+11.1 2008: D+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.73%
• Current HPI: 128.8523
• 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

-5.0% since first listed

6 events — show timeline

• 2026-04-14 Price Changed $39,900 RMLSA as Distributed by MLS Grid
• 2026-02-19 Listed $45,000 RMLSA as Distributed by MLS Grid
• 2021-11-19 Sold (Public Records) $63,500 Public Records
• 2021-11-18 Sold (MLS) $63,500 RMLSA as Distributed by MLS Grid
• 2021-08-19 Listed $63,000 RMLSA as Distributed by MLS Grid
• 2014-08-01 Sold (Public Records) $42,000 Public Records

Property tax history

+5.0%/yr

Latest (2024): $1,681 · +3.3% YoY. Source: county tax records.