514 E Main St · Hoopeston, IL 60942

$90,000

5 bd · 3.0 ba · 2,300 sqft · Other · 20 Days on market

5,000 sqft lot

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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 +6.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

REDUCED TO $28,900. ARE YOU LOOKING FOR AN INCOME PROPERTY THAT WONT BREAK THE BANK? THEN LOOK NO FURTHER. . PRICED AT ONLY $35,000 THIS ONE IS A MONEY MAKER. 2 UNITS DOWNSTAIRS AND 1 UNIT UPSTAIRS. INTERIOR IS BEING RE-PAINTED. BEING SOLD AS-IS AND HAS A MOTIVATED SELLER. A PEFECT TIME TO START WITHTHE NEW YEAR APPROACHING. * CURRENTLY RECEVING $1250 PER MONTH IN RENT. ALL ROOM DIMENSIONS, SQ FOOTAGE AND YR BUILT ARE APPROXIMATE. CALL TODAY FOR THIS GREAT INVESTMENT OPPPORTUNITY.

Key facts

• 5,000 sq ft lot
• 6 parking spots
• Listed 19 days

Property features AI

Finance

• Other: Property located in Grant Township, corporate limits of Hoopeston; Directions: located between 4th and 5th Street next to Christian Church Disciples; Possession negotiable
• HOA & community: No master association fees required

Exterior

• Parking: Total of 6 parking spaces
• Utilities: Public water; Storm sewer
• Home design: Detached single-family home; 2-story layout; Fee simple ownership
• Construction: Vinyl siding exterior
• Exterior features: Lot dimensions approximately 50 x 100; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen (10 x 10)
• Bedrooms: 5 bedrooms (master and four additional bedrooms); Bedroom sizes include multiple 8 x 10 rooms and several 10 x 10 rooms; One bedroom located on the second level
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Electric heating
• Interior features: Partially finished full basement; 10 total rooms
• Laundry & utility: Main-level laundry room (10 x 10)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 7.1% in Hoopeston — 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 57/100 on livability (#1,152 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, schools F, amenities F.
• Hoopeston Area CUSD 11 (town): math 9% / reading 15% proficiency, ranked #559 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.8% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $22k; list at $90k implies a 300% gain — meaningful room to come down on a strong offer.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.58% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.47%
• DSCR: 2.18
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 2.79×
• Total profit: $45,143
• Equity at exit: $39,308

10-year hold

• IRR: 32.6%
• Equity multiple: 5.46×
• Total profit: $112,454
• Equity at exit: $59,691

Cash invested: $25,200 (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 60942

• Home prices YoY: 1.4%
• Active inventory: 40
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $556

Break-even live

Break-even rent $720

Max offer price $90,000

Occupancy floor 56%

Sensitivity live

Price	-10% $607	-5% $581	+0% $556	+5% $530	+10% $505
Rent	-10% $443	-5% $500	+0% $556	+5% $612	+10% $668
Rate	-1.0pp $601	-0.5pp $579	base $556	+0.5pp $533	+1.0pp $509

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $90,000 Active 20 DOM
2. 2026-06-17
   days on market $90,000 Active 19 DOM
3. 2026-06-16
   days on market $90,000 Active 18 DOM
4. 2026-06-15
   days on market $90,000 Active 17 DOM
5. 2026-06-13
   days on market $90,000 Active 15 DOM
6. 2026-06-12
   days on market $90,000 Active 14 DOM
7. 2026-06-09
   days on market $90,000 Active 11 DOM
8. 2026-06-08
   days on market $90,000 Active 10 DOM
9. 2026-06-07
   days on market $90,000 Active 9 DOM
10. 2026-06-07
    days on market $90,000 Active 8 DOM
11. 2026-06-04
    days on market $90,000 Active 5 DOM
12. 2026-06-02
    days on market $90,000 Active 4 DOM
13. 2026-06-01
    days on market $90,000 Active 3 DOM
14. 2026-05-31
    days on market $90,000 Active 2 DOM
15. 2026-05-29
    listed $90,000 Active
16. 2018-05-01
    soldstatus $22,500 485-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

17. 2018-05-01
    soldstatus $22,500 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2018-05-01
    soldstatus $15,000

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2017-10-22
    listed $28,900 485-char remark

    Show marketing remark (485 chars)

    REDUCED TO $28,900. ARE YOU LOOKING FOR AN INCOME PROPERTY THAT WONT BREAK THE BANK? THEN LOOK NO FURTHER. . PRICED AT ONLY $35,000 THIS ONE IS A MONEY MAKER. 2 UNITS DOWNSTAIRS AND 1 UNIT UPSTAIRS. INTERIOR IS BEING RE-PAINTED. BEING SOLD AS-IS AND HAS A MOTIVATED SELLER. A PEFECT TIME TO START WITHTHE NEW YEAR APPROACHING. * CURRENTLY RECEVING $1250 PER MONTH IN RENT. ALL ROOM DIMENSIONS, SQ FOOTAGE AND YR BUILT ARE APPROXIMATE. CALL TODAY FOR THIS GREAT INVESTMENT OPPPORTUNITY.

20. 2017-10-19
    listed $28,900 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 1998-05-29
    soldstatus $22,000

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $1,377 · $115/mo
• Expected delta: +$666/yr (+$56/mo · 93.8%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,081
• − Mortgage interest: −$5,041
• − Property taxes: −$710
• − Insurance: −$450
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$2,618
• Taxable income: $5,528
• Est. tax owed @ 24.0%: −$1,327
• After-tax cash flow: $5,343/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: Hoopeston Area CUSD 11
• NCES district ID: 1719660
• Math proficiency: 9% ▼ -7.00%
• Reading proficiency: 15% ▼ -3.00%
• Median HH income: $40,897
• Composite: 10.39/100
• National rank: #9786
• State rank: #559 of 620 in IL

Livability — Hoopeston

• Score: 57/100
• State rank: #1152
• US rank: #21789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoopeston, IL
• City population: 5,635
• Population (ZIP): 5,635

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4% Black 2% Asian 1%
• Common ancestry: Portuguese 4% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.77%
• Current HPI: 193.4089
• 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

+309.1% since first listed

7 events — show timeline

• 2026-05-29 Listed $90,000 MRED as Distributed by MLS Grid
• 2018-05-01 Sold (Public Records) $15,000 Public Records
• 2018-05-01 Sold (MLS) $22,500 MRED as Distributed by MLS Grid
• 2018-05-01 Sold (MLS) $22,500 CIBR
• 2017-10-22 Listed $28,900 CIBR
• 2017-10-19 Listed $28,900 MRED as Distributed by MLS Grid
• 1998-05-29 Sold (Public Records) $22,000 Public Records

Property tax history

-2.4%/yr

Latest (2024): $710 · +8.1% YoY. Source: county tax records.