300 N Clinton St · Middletown, IL 62666

$149,000

3 bd · 1.0 ba · 1,285 sqft · SingleFamily · 117 Days on market

Built 1955 0.88 ac lot Est $104k · 43% over ↓ 12% since listing

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Why this score? — see what drove the D- 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 +13.9/30.0
• Appreciation +5.0/10.0
• DSCR +4.2/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

Perched upon an entire city block (. 88 acre), this spacious wood sided 3-bedroom ranch style home has a lot to offer including a newer 30X40 3+ car detached garage with three 10X10 roll up overhead doors and amazing exterior space to roam! Interior of home offers an inviting foyer, spacious living room with a central fireplace, large updated eat-in kitchen with an exterior access point, three bedrooms -- two with hardwood flooring, large full hall bath, and convenient hall laundry facilities with adjacent mechanicals. Property also features a large front porch/deck, two car attached garage, some vinyl replacement windows, metal roof, large newer storage shed, fenced side yard, and an updat

Key facts

• Fenced side yard
• Front porch
• Water heater

Tags

• DETACHED GARAGE
• UPDATED KITCHEN
• FRONT PORCH
• STORAGE SHED
• FENCED SIDE YARD
• WATER HEATER

Property features AI

Exterior

• Parking: 2-car garage (attached and detached; oversized)
• Utilities: Public water; Septic system
• Home design: Single-family residence; Built in 1955
• Construction: Metal roof; Crawl space basement
• Exterior features: Corner, level lot; Shed(s); Replacement windows; Outbuilding

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms — all on the main level; Bedroom 1: hardwood flooring, 14' x 11', egress window; Bedroom 2: carpet, 10' x 10', egress window; Bedroom 3: hardwood, 10' x 8', egress window
• Flooring: Hardwood; Carpet; Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vaulted/cathedral/tray ceilings; Ceiling fan(s); Living room fireplace (1)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $16 ($186/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (21.8% below list).
• Recommended offer: $117k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,088 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• New Holland-Middletown Ed 88 (rural): math 15% / reading 25% proficiency, ranked #684 of 919 in IL (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: New Holland-Middletown Elem Sch (math 5% / reading 24%, grade F, #1,259 of 2,056 statewide, top 62%, 75 students, 0% FRL); Lincoln Comm High School (math 21% / reading 27%, grade F, #304 of 693 statewide, top 44%, 786 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 10 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Logan County population projected at -11% 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,566 (21.8% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $104,085
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 S Anson St	0.20mi	3/1.0	1,300 (+1%)	1mo	$62,000	$48	88
603 N Madison St	0.18mi	3/1.0	1,230 (-4%)	9mo	$100,000	$81	77
306 N Anson St	0.13mi	2/2.0 (-1)	1,248 (-3%)	17mo	$114,000	$91	66

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: 7.9%
• Equity multiple: 1.45×
• Total profit: $18,880
• Equity at exit: $66,997

10-year hold

• IRR: 10.5%
• Equity multiple: 2.58×
• Total profit: $65,766
• Equity at exit: $103,250

Cash invested: $41,720 (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 62666

• Active inventory: 5
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $16

Break-even live

Break-even rent $1,146

Max offer price $149,000

Occupancy floor 94%

Sensitivity live

Price	-10% $100	-5% $58	+0% $16	+5% $-27	+10% $-69
Rent	-10% $-77	-5% $-31	+0% $16	+5% $62	+10% $108
Rate	-1.0pp $91	-0.5pp $53	base $16	+0.5pp $-23	+1.0pp $-62

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $149,000 Active 117 DOM
2. 2026-06-21
   days on market $149,000 Active 116 DOM
3. 2026-06-18
   days on market $149,000 Active 114 DOM
4. 2026-06-17
   days on market $149,000 Active 113 DOM
5. 2026-06-16
   days on market $149,000 Active 112 DOM
6. 2026-06-15
   days on market $149,000 Active 111 DOM
7. 2026-06-13
   days on market $149,000 Active 109 DOM
8. 2026-06-12
   days on market $149,000 Active 108 DOM
9. 2026-06-09
   days on market $149,000 Active 105 DOM
10. 2026-06-08
    days on market $149,000 Active 104 DOM
11. 2026-06-07
    days on market $149,000 Active 103 DOM
12. 2026-06-05
    days on market $149,000 Active 101 DOM
13. 2026-06-04
    days on market $149,000 Active 99 DOM
14. 2026-06-02
    days on market $149,000 Active 98 DOM
15. 2026-06-01
    days on market $149,000 Active 97 DOM
16. 2026-05-31
    days on market $149,000 Active 96 DOM
17. 2026-05-31
    days on market $149,000 Active 95 DOM
18. 2026-04-15
    price $149,000
19. 2026-03-20
    price $159,000
20. 2026-02-22
    listed $170,000 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: $743 · $62/mo
• Projected year-2 tax: $2,062 · $172/mo
• Expected delta: +$1,320/yr (+$110/mo · 177.8%)

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

Taxation est. · year 1

• Rental income: $13,988
• − Mortgage interest: −$8,346
• − Property taxes: −$743
• − Insurance: −$745
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$4,335
• Taxable loss: −$2,419
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $767/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: New Holland-Middletown Ed 88
• NCES district ID: 1700103
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $55,706
• Composite: 21.68/100
• National rank: #13592
• State rank: #684 of 919 in IL

Livability — Middletown

• Score: 58/100
• State rank: #1088
• US rank: #20717

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: Middletown, IL
• Population (ZIP): 483

Population outlook (Logan County) Hauer SSP2

• Today (2025): 28,066 people
• By 2030: 27,370 · -2.5%
• By 2040: 26,078 · -7.1%
• By 2050: 24,908 · -11.3%
• By 2075: 22,504 · -19.8%
• By 2100: 19,226 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 6% Iranian 2% Italian 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+41.5) · D 28.2% · R 69.8% · Other 2.0%
• 2008→2024 swing: -24.6pp toward R · 2008: -16.9pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+39.8 2016: R+40.1 2012: R+32.1 2008: R+16.9

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

-12.4% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $149,000 RMLSA as Distributed by MLS Grid
• 2026-03-20 Price Changed $159,000 RMLSA as Distributed by MLS Grid
• 2026-02-22 Listed $170,000 RMLSA as Distributed by MLS Grid

Property tax history

-1.3%/yr

Latest (2022): $743 · +0.9% YoY. Source: county tax records.