4427 Harvey St · North City, IL 62825

$49,900

3 bd · 4.0 ba · 1,152 sqft · Other · 156 Days on market

Built 2016 0.34 ac lot $43/sqft · 47% below area Est $95k · 47% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

This is an affordable ready to move in home featuring 3 bedrooms 2 baths, spacious living room and open to kitchen with island with dishwasher and range. Setting on large lot with trees. Home has vinyl siding and shingles. This may be just what you have been looking for. Come and check this one out.

Key facts

• Large lot
• Open to kitchen
• Vinyl siding

Tags

• LARGE LOT
• VINYL SIDING
• OPEN TO KITCHEN
• KITCHEN WITH ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#867 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Christopher USD 99 (town): math 9% / reading 21% proficiency, ranked #520 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $1k appreciation (3.0% local appreciation)).
• Franklin 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
7. 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.
8. 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.
9. 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: 2.00% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.72%
• DSCR: 2.50
• GRM: 4.2

CMA / ARV

• ARV (median comp): $94,578
• List price: $49,900
• Delta: -47.24%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 39.5%
• Equity multiple: 3.22×
• Total profit: $31,062
• Equity at exit: $22,437

10-year hold

• IRR: 39.4%
• Equity multiple: 6.41×
• Total profit: $75,606
• Equity at exit: $34,578

Cash invested: $13,972 (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 62825

• Active inventory: 2
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $393

Break-even live

Break-even rent $501

Max offer price $49,900

Occupancy floor 56%

Sensitivity live

Price	-10% $421	-5% $407	+0% $393	+5% $378	+10% $364
Rent	-10% $314	-5% $353	+0% $393	+5% $432	+10% $471
Rate	-1.0pp $418	-0.5pp $405	base $393	+0.5pp $380	+1.0pp $367

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-11
   price $49,900
2. 2026-04-13
   status Active
3. 2026-04-11
   historical
4. 2026-01-06
   historical
5. 2025-12-04
   price
6. 2025-11-11
   price
7. 2025-10-28
   price
8. 2025-10-11
   listed Active
9. 2025-06-30
   historical
10. 2025-06-30
    historical
11. 2025-03-03
    price
12. 2025-01-27
    listed Active

ⓘ 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: $1,360 · $113/mo
• Projected year-2 tax: $1,360 · $113/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 4/10 Moderate 7 d/yr ≥107°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,976
• − Mortgage interest: −$2,795
• − Property taxes: −$1,360
• − Insurance: −$250
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$1,452
• Taxable income: $4,203
• Est. tax owed @ 24.0%: −$1,009
• After-tax cash flow: $3,702/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: Christopher USD 99
• NCES district ID: 1700217
• Math proficiency: 9% ▼ -8.00%
• Reading proficiency: 21% ▼ -14.00%
• Median HH income: $38,947
• Composite: 12.67/100
• National rank: #9606
• State rank: #520 of 620 in IL

Livability — North City

• Score: 62/100
• State rank: #867
• US rank: #16917

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North City, IL
• City population: 250
• Population (ZIP): 250

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 8% Serbian 3% Iranian 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

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 events — show timeline

• 2026-05-11 Price Changed $49,900 MRED as Distributed by MLS Grid
• 2026-04-13 Relisted — MRED as Distributed by MLS Grid
• 2026-04-11 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-04 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-11 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-28 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-11 Listed — RMLSA as Distributed by MLS Grid
• 2025-06-30 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-06-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-01-27 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+39.8%/yr

Latest (2024): $1,360 · +3.4% YoY. Source: county tax records.