104 N Early St · Willow Hill, IL 62480

$45,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily · 4 Days on market

Built 1978 8,712 sqft lot $38/sqft · 282% above area

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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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover this beautifully remodeled two-bedroom, two-bathroom manufactured home, offering 1,200 square feet of modern living space. This charming residence was fully updated in 2021, featuring a brand-new roof, heating system, plumbing, electrical wiring, and energy-efficient windows. With 200 amp service, you’ll enjoy reliable power for all your needs. A spacious detached garage provides added storage for the next buyer. Additionally, the sale includes an adjacent vacant lot, providing ample space for future development or outdoor activities. This property is designed for low maintenance and affordability, making it an ideal choice for first-time buyers or those seeking a cozy retrea

Key facts

• Plumbing
• Remodeled
• Electrical wiring

Tags

• REMODELED
• BRAND-NEW ROOF
• HEATING SYSTEM
• PLUMBING
• ELECTRICAL WIRING
• ENERGY-EFFICIENT WINDOWS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Manufactured single-family home; One story; Single-level entry
• Construction: Aluminum siding; Pillar/post/pier foundation; Other roof
• Exterior features: Front porch; Rear porch; Deck; Patio; Shed(s); Workshop; Gravel road access

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Wall furnace; Window air conditioning units
• Interior features: Gas water heater; Oven; Refrigerator; Washer; Five total rooms
• Laundry & utility: Washer on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).

Location & tenants

• Location reads 56/100 on livability (#1,231 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Jasper County CUD 1 (town): math 29% / reading 30% proficiency, ranked #253 of 620 in IL (top 41%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $1k appreciation (3.0% local appreciation)).
• Jasper 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $8k; list at $45k implies a 462% gain — meaningful room to come down on a strong offer.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1978 — 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 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?
4. Crime grade is F 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: 2.28% ✓
• Cap rate: 20.80%
• Cash-on-cash: 51.82%
• DSCR: 3.31
• GRM: 3.7

CMA / ARV

• ARV (median comp): $11,779
• List price: $45,000
• Delta: 282.02%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 56.9%
• Equity multiple: 4.18×
• Total profit: $40,062
• Equity at exit: $20,234

10-year hold

• IRR: 56.5%
• Equity multiple: 8.46×
• Total profit: $94,041
• Equity at exit: $31,183

Cash invested: $12,600 (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 62480

• Active inventory: 2
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$10 /mo · $126/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $544

Break-even live

Break-even rent $336

Max offer price $45,000

Occupancy floor 42%

Sensitivity live

Price	-10% $570	-5% $557	+0% $544	+5% $531	+10% $519
Rent	-10% $463	-5% $504	+0% $544	+5% $585	+10% $625
Rate	-1.0pp $567	-0.5pp $556	base $544	+0.5pp $532	+1.0pp $521

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   listed $45,000 Active 860-char remark
2. 2021-07-26
   soldstatus $8,000
3. 2019-08-16
   soldstatus $8,000

ⓘ 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: $126 · $10/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$448/yr (+$37/mo · 356.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,293
• − Mortgage interest: −$2,521
• − Property taxes: −$126
• − Insurance: −$225
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$1,309
• Taxable income: $6,146
• Est. tax owed @ 24.0%: −$1,475
• After-tax cash flow: $5,054/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: Jasper County CUD 1
• NCES district ID: 1720380
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $50,304
• Composite: 25.82/100
• National rank: #7358
• State rank: #253 of 620 in IL

Livability — Willow Hill

• Score: 56/100
• State rank: #1231
• US rank: #23050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willow Hill, IL
• Population (ZIP): 764

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 9,203 people
• By 2030: 8,927 · -3.0%
• By 2040: 8,350 · -9.3%
• By 2050: 7,733 · -16.0%
• By 2075: 6,335 · -31.2%
• By 2100: 4,960 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Foreign-born: 0%
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+65.2) · D 16.8% · R 82.1% · Other 1.1%
• 2008→2024 swing: -47.7pp toward R · 2008: -17.6pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.4 2016: R+59.7 2012: R+41.2 2008: R+17.6

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

+462.5% since first listed

4 events — show timeline

• 2026-05-19 Pending — CIBR
• 2026-05-15 Listed $45,000 CIBR
• 2021-07-26 Sold (Public Records) $8,000 Public Records
• 2019-08-16 Sold (Public Records) $8,000 Public Records

Property tax history

-0.4%/yr

Latest (2024): $126 · -2.7% YoY. Source: county tax records.