710 S Main St · Harrisburg, IL 62946

$77,500

3 bd · 1.5 ba · 1,064 sqft · SingleFamily · 164 Days on market

3,999 sqft lot $73/sqft · 10% above area Est $70k · 10% over

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Why this score? — see what drove the C- 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.0/10.0
• Livability +3.6/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home just minutes from town! This versatile home offers a flexible layout-don't need a third bedroom? It easily transforms into a cozy family room or bonus space. Recent upgrades include a new HVAC system installed in 2025 with RSP and a new metal roof added in 2022, giving you peace of mind for years to come. Outside, the property features two storage buildings, including one brand-new unit, perfect for tools, hobbies, or extra belongings. Inside, you'll enjoy an inviting eat-in kitchen, a convenient Jack-and-Jill bathroom, and all appliances included. A great location, solid updates, and flexible living space make this home a standout.

Key facts

• New metal roof
• Eat-in kitchen
• New hvac system

Tags

• NEW HVAC SYSTEM
• NEW METAL ROOF
• TWO STORAGE BUILDINGS
• EAT-IN KITCHEN
• JACK-AND-JILL BATHROOM
• ALL APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $78k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.4% in Harrisburg — 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 72/100 on livability (#309 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, commute F, employment F.
• Harrisburg CUSD 3 (town): math 5% / reading 25% proficiency, ranked #521 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $536 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Saline County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.10% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (median comp): $70,281
• List price: $77,500
• Delta: 10.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 S Jackson St	0.19mi	3/1.0	1,064 (0%)	3mo	$108,500	$102	86
1028 S Roosevelt St	0.26mi	2/1.0 (-1)	1,120 (+5%)	2mo	$40,000	$36	71
609 S Ledford St	0.46mi	2/1.0 (-1)	1,075 (+1%)	2mo	$15,500	$14	68
317 S Webster St	0.34mi	2/1.0 (-1)	1,120 (+5%)	2mo	$20,000	$18	67
17 W Homer St	0.14mi	2/1.0 (-1)	1,170 (+10%)	7mo	$33,000	$28	64
1101 S Mckinley St	0.52mi	2/1.0 (-1)	1,080 (+2%)	3mo	$85,000	$79	64
1020 S Webster St	0.28mi	2/1.0 (-1)	1,000 (-6%)	8mo	$54,000	$54	63
103 W Park St	0.12mi	2/3.0 (-1)	1,200 (+13%)	3mo	$139,500	$116	60
910 S Webster St	0.22mi	2/1.5 (-1)	936 (-12%)	11mo	$75,000	$80	56
1116 S Land St St	0.61mi	3/1.0	990 (-7%)	4mo	$80,000	$81	55
19 S Webster St	0.57mi	2/1.0 (-1)	1,151 (+8%)	8mo	$25,000	$22	46
1428 S Granger St	0.69mi	2/1.0 (-1)	958 (-10%)	3mo	$61,800	$65	41

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-473
• Equity at exit: $11,556

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $15,093
• Equity at exit: $6,701

Cash invested: $21,700 (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 62946

• Active inventory: 75
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $190

Break-even live

Break-even rent $609

Max offer price $77,500

Occupancy floor 73%

Sensitivity live

Price	-10% $234	-5% $212	+0% $190	+5% $168	+10% $146
Rent	-10% $123	-5% $156	+0% $190	+5% $224	+10% $257
Rate	-1.0pp $229	-0.5pp $210	base $190	+0.5pp $170	+1.0pp $150

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 W Small St Harrisburg, IL	2.0	1.0	764	$850	$1.11	45d	1	1.48mi

Listing history 31 events

1. 2026-06-21
   days on market $77,500 Active 164 DOM
2. 2026-06-21
   days on market $77,500 Active 163 DOM
3. 2026-06-18
   days on market $77,500 Active 161 DOM
4. 2026-06-17
   days on market $77,500 Active 160 DOM
5. 2026-06-16
   days on market $77,500 Active 159 DOM
6. 2026-06-15
   days on market $77,500 Active 158 DOM
7. 2026-06-13
   days on market $77,500 Active 156 DOM
8. 2026-06-12
   days on market $77,500 Active 155 DOM
9. 2026-06-09
   days on market $77,500 Active 152 DOM
10. 2026-06-08
    days on market $77,500 Active 151 DOM
11. 2026-06-07
    days on market $77,500 Active 150 DOM
12. 2026-06-07
    days on market $77,500 Active 149 DOM
13. 2026-06-04
    days on market $77,500 Active 146 DOM
14. 2026-06-02
    days on market $77,500 Active 145 DOM
15. 2026-06-01
    days on market $77,500 Active 144 DOM
16. 2026-05-31
    days on market $77,500 Active 143 DOM
17. 2026-05-31
    days on market $77,500 Active 142 DOM
18. 2026-02-23
    price $77,500 673-char remark

    Show marketing remark (673 chars)

    Charming 3-bedroom, 2-bath home just minutes from town! This versatile home offers a flexible layout-don't need a third bedroom? It easily transforms into a cozy family room or bonus space. Recent upgrades include a new HVAC system installed in 2025 with RSP and a new metal roof added in 2022, giving you peace of mind for years to come. Outside, the property features two storage buildings, including one brand-new unit, perfect for tools, hobbies, or extra belongings. Inside, you'll enjoy an inviting eat-in kitchen, a convenient Jack-and-Jill bathroom, and all appliances included. A great location, solid updates, and flexible living space make this home a standout.

19. 2026-01-08
    listed $82,500 Active 673-char remark

    Show marketing remark (673 chars)

    Charming 3-bedroom, 2-bath home just minutes from town! This versatile home offers a flexible layout-don't need a third bedroom? It easily transforms into a cozy family room or bonus space. Recent upgrades include a new HVAC system installed in 2025 with RSP and a new metal roof added in 2022, giving you peace of mind for years to come. Outside, the property features two storage buildings, including one brand-new unit, perfect for tools, hobbies, or extra belongings. Inside, you'll enjoy an inviting eat-in kitchen, a convenient Jack-and-Jill bathroom, and all appliances included. A great location, solid updates, and flexible living space make this home a standout.

20. 2024-08-28
    soldstatus $56,000 429-char remark

    Show marketing remark (429 chars)

    Move right in this 3 bedroom 2 bath home in Harrisburg. Spacious living room that flows into the eat in kitchen. 2 bedrooms with a jack and jill bath inbetween. Laundry room with 1/2 bath and large master bedroom with access to the side covered deck. The master bedroom could be a family room if you don't need a 3rd bedroom. New metal roof in 2022. Kitchen appliances pass with sale as well as the storage shed in the back yard.

21. 2024-08-28
    soldstatus $56,000 Closed 429-char remark

    Show marketing remark (429 chars)

    Move right in this 3 bedroom 2 bath home in Harrisburg. Spacious living room that flows into the eat in kitchen. 2 bedrooms with a jack and jill bath inbetween. Laundry room with 1/2 bath and large master bedroom with access to the side covered deck. The master bedroom could be a family room if you don't need a 3rd bedroom. New metal roof in 2022. Kitchen appliances pass with sale as well as the storage shed in the back yard.

22. 2024-08-28
    soldstatus $56,000

    Show marketing remark (429 chars)

    Move right in this 3 bedroom 2 bath home in Harrisburg. Spacious living room that flows into the eat in kitchen. 2 bedrooms with a jack and jill bath inbetween. Laundry room with 1/2 bath and large master bedroom with access to the side covered deck. The master bedroom could be a family room if you don't need a 3rd bedroom. New metal roof in 2022. Kitchen appliances pass with sale as well as the storage shed in the back yard.

23. 2024-08-15
    historical Under Contract 429-char remark

    Show marketing remark (429 chars)

    Move right in this 3 bedroom 2 bath home in Harrisburg. Spacious living room that flows into the eat in kitchen. 2 bedrooms with a jack and jill bath inbetween. Laundry room with 1/2 bath and large master bedroom with access to the side covered deck. The master bedroom could be a family room if you don't need a 3rd bedroom. New metal roof in 2022. Kitchen appliances pass with sale as well as the storage shed in the back yard.

24. 2024-07-30
    price $59,000 429-char remark

    Show marketing remark (429 chars)

    Move right in this 3 bedroom 2 bath home in Harrisburg. Spacious living room that flows into the eat in kitchen. 2 bedrooms with a jack and jill bath inbetween. Laundry room with 1/2 bath and large master bedroom with access to the side covered deck. The master bedroom could be a family room if you don't need a 3rd bedroom. New metal roof in 2022. Kitchen appliances pass with sale as well as the storage shed in the back yard.

25. 2024-06-28
    listed $59,000 429-char remark

    Show marketing remark (429 chars)

    Move right in this 3 bedroom 2 bath home in Harrisburg. Spacious living room that flows into the eat in kitchen. 2 bedrooms with a jack and jill bath inbetween. Laundry room with 1/2 bath and large master bedroom with access to the side covered deck. The master bedroom could be a family room if you don't need a 3rd bedroom. New metal roof in 2022. Kitchen appliances pass with sale as well as the storage shed in the back yard.

26. 2024-06-28
    listed $62,000 Active 429-char remark

    Show marketing remark (429 chars)

    Move right in this 3 bedroom 2 bath home in Harrisburg. Spacious living room that flows into the eat in kitchen. 2 bedrooms with a jack and jill bath inbetween. Laundry room with 1/2 bath and large master bedroom with access to the side covered deck. The master bedroom could be a family room if you don't need a 3rd bedroom. New metal roof in 2022. Kitchen appliances pass with sale as well as the storage shed in the back yard.

27. 2021-08-06
    historical
28. 2018-03-09
    soldstatus $13,000
29. 2018-03-09
    soldstatus $13,000
30. 2017-12-04
    listed $14,900
31. 2017-12-04
    listed $14,900

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$623/yr (+$52/mo · 121.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $10,200
• − Mortgage interest: −$4,341
• − Property taxes: −$513
• − Insurance: −$388
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,255
• Taxable income: $1,072
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,024/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: Harrisburg CUSD 3
• NCES district ID: 1718270
• Math proficiency: 5% ▼ -5.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $38,717
• Composite: 12.61/100
• National rank: #9613
• State rank: #521 of 620 in IL

Livability — Harrisburg

• Score: 72/100
• State rank: #309
• US rank: #6073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrisburg, IL
• Population (ZIP): 11,465

Population outlook (Saline County) Hauer SSP2

• Today (2025): 23,915 people
• By 2030: 23,262 · -2.7%
• By 2040: 21,775 · -8.9%
• By 2050: 20,098 · -16.0%
• By 2075: 15,234 · -36.3%
• By 2100: 10,302 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 2%
• Foreign-born: 0%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+49.0) · D 24.8% · R 73.8% · Other 1.3%
• 2008→2024 swing: -40.1pp toward R · 2008: -8.9pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.9 2016: R+50.7 2012: R+29.0 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.20%
• Current HPI: 102.6962
• 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

+420.1% since first listed

14 events — show timeline

• 2026-02-23 Price Changed $77,500 MRED as Distributed by MLS Grid
• 2026-01-08 Listed $82,500 MRED as Distributed by MLS Grid
• 2024-08-28 Sold (Public Records) $56,000 Public Records
• 2024-08-28 Sold (MLS) $56,000 RMLSA as Distributed by MLS Grid
• 2024-08-28 Sold (MLS) $56,000 MRED as Distributed by MLS Grid
• 2024-08-15 Contingent — RMLSA as Distributed by MLS Grid
• 2024-07-30 Price Changed $59,000 RMLSA as Distributed by MLS Grid
• 2024-06-28 Listed $62,000 RMLSA as Distributed by MLS Grid
• 2024-06-28 Listed $59,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-03-09 Sold (MLS) $13,000 RMLSA as Distributed by MLS Grid
• 2018-03-09 Sold (MLS) $13,000 MRED as Distributed by MLS Grid
• 2017-12-04 Listed $14,900 RMLSA as Distributed by MLS Grid
• 2017-12-04 Listed $14,900 MRED as Distributed by MLS Grid

Property tax history

-4.0%/yr

Latest (2024): $513 · -41.7% YoY. Source: county tax records.