409 Maple St · Seaton, IL 61476

$50,000

3 bd · 1.0 ba · 1,374 sqft · SingleFamily · 26 Days on market

Built 1888 6,534 sqft lot Est $45k · 10% over

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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
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Step into this 1 1/2 story home and make it your own. Great ownership or investment opportunity. 3 bedrooms up and Den, Living Room, Kitchen, Dining Room screened porch/Laundry and full Bath on the main floor. A 14'x 14' deck w/a roll out awning, off of the kitchen makes a great place for gathering & grilling. updated wiring in 2002 & roof in 2024, per the owner! 2 car detached garage sits to the West of the home. Above ground pool.

Key facts

• 14x14 deck
• Above ground pool
• Manual patio awning

Tags

• 14X14 DECK
• ABOVE GROUND POOL
• MANUAL PATIO AWNING
• UPDATED ELECTRICAL WORK
• NEW ROOF

Property features AI

Finance

• Financial info: $1,444.96 annual tax (2024)

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Septic tank
• Home design: Detached single-family home; 1.5-story design; Built over 100 years ago; Aluminum siding
• Construction: Aluminum siding exterior; Built before 1978
• Exterior features: Corner, level lot; Lot dimensions approximately 110 x 09 x 110 x 09

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air natural gas heating; Central air conditioning
• Interior features: Partial unfinished basement with egress window; Sump pump; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#848 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, health & safety D+, crime D.
• Mercer County School District 404 (town): math 14% / reading 24% proficiency, ranked #439 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Apollo Elem School (math 17% / reading 17%, grade F, #1,141 of 2,056 statewide, top 59%, 335 students, 0% FRL); Mercer County Jr High School (math 17% / reading 29%, grade F, #377 of 665 statewide, top 58%, 299 students, 0% FRL); Mercer County High School (math 17% / reading 22%, grade F, #397 of 693 statewide, top 61%, 404 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP; 15 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.0% local appreciation)).
• Mercer County population projected at -25% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1888 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.34% ✓
• Cap rate: 18.80%
• Cash-on-cash: 44.66%
• DSCR: 2.99
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $45,342
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Maple St	0.00mi	3/1.0	1,374 (0%)	2mo	$45,000	$33	98

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: 50.0%
• Equity multiple: 3.80×
• Total profit: $39,259
• Equity at exit: $22,482

10-year hold

• IRR: 49.7%
• Equity multiple: 7.67×
• Total profit: $93,334
• Equity at exit: $34,648

Cash invested: $14,000 (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 61476

• Active inventory: 3
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $521

Break-even live

Break-even rent $511

Max offer price $50,000

Occupancy floor 50%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-22
   status Active
2. 2026-04-17
   soldstatus $45,000 Closed 446-char remark

   Show marketing remark (446 chars)

   Step into this 1 1/2 story home and make it your own. Great ownership or investment opportunity. 3 bedrooms up and Den, Living Room, Kitchen, Dining Room screened porch/Laundry and full Bath on the main floor. A 14'x 14' deck w/a roll out awning, off of the kitchen makes a great place for gathering & grilling. updated wiring in 2002 & roof in 2024, per the owner! 2 car detached garage sits to the West of the home. Above ground pool.

3. 2026-03-16
   status Pending 446-char remark

   Show marketing remark (446 chars)

   Step into this 1 1/2 story home and make it your own. Great ownership or investment opportunity. 3 bedrooms up and Den, Living Room, Kitchen, Dining Room screened porch/Laundry and full Bath on the main floor. A 14'x 14' deck w/a roll out awning, off of the kitchen makes a great place for gathering & grilling. updated wiring in 2002 & roof in 2024, per the owner! 2 car detached garage sits to the West of the home. Above ground pool.

4. 2026-03-12
   listed $45,000 Active 446-char remark

   Show marketing remark (446 chars)

   Step into this 1 1/2 story home and make it your own. Great ownership or investment opportunity. 3 bedrooms up and Den, Living Room, Kitchen, Dining Room screened porch/Laundry and full Bath on the main floor. A 14'x 14' deck w/a roll out awning, off of the kitchen makes a great place for gathering & grilling. updated wiring in 2002 & roof in 2024, per the owner! 2 car detached garage sits to the West of the home. Above ground pool.

5. 2026-01-16
   status Active
6. 2026-01-14
   historical
7. 2026-01-08
   status Active
8. 2026-01-05
   historical
9. 2026-01-05
   historical
10. 2025-09-29
    status Active
11. 2025-09-29
    historical
12. 2025-09-28
    historical
13. 2025-08-15
    price
14. 2025-04-16
    price
15. 2025-03-27
    listed Active
16. 2000-06-10
    soldstatus $40,000
17. 2000-04-24
    listed $40,000

ⓘ 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: $1,445 · $120/mo
• Projected year-2 tax: $1,445 · $120/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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,042
• − Mortgage interest: −$2,801
• − Property taxes: −$1,445
• − Insurance: −$250
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$1,455
• Taxable income: $5,845
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $4,849/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: Mercer County School District 404
• NCES district ID: 1701395
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $46,980
• Composite: 16.76/100
• National rank: #9158
• State rank: #439 of 620 in IL

Livability — Seaton

• Score: 62/100
• State rank: #848
• US rank: #16668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seaton, IL
• Population (ZIP): 553

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 14,595 people
• By 2030: 13,846 · -5.1%
• By 2040: 12,335 · -15.5%
• By 2050: 10,893 · -25.4%
• By 2075: 8,238 · -43.6%
• By 2100: 6,111 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Asian 1%
• Common ancestry: Italian 3% Portuguese 2% Iranian 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Mercer

• 2024 margin: Strong R (+27.1) · D 35.4% · R 62.5% · Other 2.2%
• 2008→2024 swing: -39.0pp toward R · 2008: 11.9pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+24.0 2016: R+20.7 2012: D+7.4 2008: D+11.9

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

+12.5% since first listed

17 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-04-17 Sold (MLS) $45,000 MRED as Distributed by MLS Grid
• 2026-03-16 Pending — MRED as Distributed by MLS Grid
• 2026-03-12 Listed $45,000 MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-29 Relisted — RMLSA as Distributed by MLS Grid
• 2025-09-29 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-09-28 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-08-15 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-04-16 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-03-27 Listed — RMLSA as Distributed by MLS Grid
• 2000-06-10 Sold (MLS) $40,000 RMLSA as Distributed by MLS Grid
• 2000-04-24 Listed $40,000 RMLSA as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2024): $1,445 · +51.8% YoY. Source: county tax records.