1201 Eagle Ave · Washington, IL 61571

$199,900

3 bd · 1.0 ba · 902 sqft · SingleFamily public records · 21 Days on market

Built 1955

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.5/30.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Stellar location for this 4 bedroom cutie that backs right up to the walking trail/bike path! Vaulted ceilings and open concept in the kitchen/living room. Bright and cheery kitchen has breakfast bar and sliders to the back deck. Walkout basement features a family room with fireplace and 4th bedroom. Make your appointment today!

Key facts

• Garage
• Built 1955
• Listed 21 days

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1955
• Construction: Composition roof
• Exterior features: Level lot; Lot dimensions approximately 129 x 102 x 125

Interior

• Kitchen: Kitchen on main level — hardwood floor, approximately 15 x 10
• Bedrooms: 4 bedrooms total; Bedroom 1 (Main level) — 12 x 10, hardwood floor, egress window; Bedroom 2 (Main level) — 12 x 10, hardwood floor, egress window; Bedroom 3 (Main level) — 10 x 9, hardwood floor, egress window; Bedroom 4 (Basement) — 10 x 10, laminate floor, no egress window
• Flooring: Hardwood flooring in main-level living areas and most bedrooms; Laminate flooring in basement rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Wood-burning fireplace in the family room; Full basement
• Laundry & utility: Main level laundry room — 6 x 6

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-515 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (45.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (52.5% below list).
• Recommended offer: $95k (52.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#272 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Washington Chsd 308 (suburban): math 42% / reading 42% proficiency, ranked #112 of 620 in IL (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Comm High School (math 42% / reading 42%, grade F, #76 of 693 statewide, top 12%, 1,484 students, 0% FRL).
• Market conditions: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 77 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tazewell County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $131k; list at $200k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $95,000 (52.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.48% ✗
• Cap rate: 3.20%
• Cash-on-cash: -11.03%
• DSCR: 0.51
• GRM: 17.5

CMA / ARV

• ARV (on-the-fly): $132,594
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1506 Woodbine Dr	0.38mi	3/1.0	950 (+5%)	2mo	$140,000	$147	71
316 Court Dr	0.63mi	2/1.0 (-1)	777 (-14%)	6mo	$138,000	$178	37
311 Court Dr	0.60mi	2/1.0 (-1)	989 (+10%)	18mo	$130,000	$131	36
601 Spring St	0.73mi	2/1.0 (-1)	768 (-15%)	0mo	$177,000	$230	36
400 Hamilton St	0.67mi	2/1.5 (-1)	1,008 (+12%)	14mo	$148,000	$147	31

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: -36.4%
• Equity multiple: -0.17×
• Total profit: $-65,226
• Equity at exit: $29,806

10-year hold

• IRR: -51.4%
• Equity multiple: -0.77×
• Total profit: $-99,235
• Equity at exit: $17,284

Cash invested: $55,972 (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 61571

• Active inventory: 129
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$134 /mo · $1,602/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-515

Break-even live

Break-even rent $1,601

Max offer price $108,989

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1910 Canterbury Dr Washington, IL	2.0	1.0	850	$950	$1.12	13d	1	1.01mi

Listing history 19 events

1. 2026-06-18
   days on market $199,900 Active 21 DOM
2. 2026-06-17
   days on market $199,900 Active 20 DOM
3. 2026-06-16
   days on market $199,900 Active 19 DOM
4. 2026-06-15
   days on market $199,900 Active 18 DOM
5. 2026-06-13
   days on market $199,900 Active 16 DOM
6. 2026-06-12
   days on market $199,900 Active 15 DOM
7. 2026-06-09
   days on market $199,900 Active 12 DOM
8. 2026-06-08
   days on market $199,900 Active 11 DOM
9. 2026-06-07
   days on market $199,900 Active 10 DOM
10. 2026-06-05
    days on market $199,900 Active 8 DOM
11. 2026-06-04
    days on market $199,900 Active 6 DOM
12. 2026-06-02
    days on market $199,900 Active 5 DOM
13. 2026-06-01
    days on market $199,900 Active 4 DOM
14. 2026-05-31
    days on market $199,900 Active 3 DOM
15. 2026-05-31
    days on market $199,900 Active 2 DOM
16. 2026-04-15
    historical $199,900
17. 2017-10-11
    soldstatus $131,000
18. 2017-09-08
    listed
19. 1995-08-29
    soldstatus $28,000

ⓘ 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: $1,602 · $134/mo
• Projected year-2 tax: $3,070 · $256/mo
• Expected delta: +$1,468/yr (+$122/mo · 91.6%)

ⓘ 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 ≥104°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: $11,400
• − Mortgage interest: −$11,198
• − Property taxes: −$1,602
• − Insurance: −$1,000
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$5,815
• Taxable loss: −$10,039
• Est. tax savings @ 24.0%: +$2,409
• After-tax cash flow: $-3,766/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: Washington Chsd 308
• NCES district ID: 1740980
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $66,029
• Composite: 37.69/100
• National rank: #4361
• State rank: #112 of 620 in IL

Livability — Washington

• Score: 73/100
• State rank: #272
• US rank: #5136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, IL
• City population: 24,544
• Population (ZIP): 24,544

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 131,252 people
• By 2030: 128,028 · -2.5%
• By 2040: 120,443 · -8.2%
• By 2050: 111,872 · -14.8%
• By 2075: 89,843 · -31.5%
• By 2100: 66,468 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 4% Italian 3% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Tazewell

• 2024 margin: Strong R (+26.7) · D 35.8% · R 62.5% · Other 1.8%
• 2008→2024 swing: -20.6pp toward R · 2008: -6.0pp · 2024: -26.7pp
• All cycles: 2024: R+26.7 2020: R+25.6 2016: R+28.5 2012: R+17.9 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.85%
• Current HPI: 149.5627
• 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

+613.9% since first listed

4 events — show timeline

• 2026-04-15 Coming Soon $199,900 RMLSA as Distributed by MLS Grid
• 2017-10-11 Sold (Public Records) $131,000 Public Records
• 2017-09-08 Listed — RMLSA as Distributed by MLS Grid
• 1995-08-29 Sold (Public Records) $28,000 Public Records

Property tax history

-4.0%/yr

Latest (2023): $1,602 · -55.0% YoY. Source: county tax records.