809 Don Ryan St · Hammond, IL 61929

$54,000

2 bd · 1.0 ba · 877 sqft · SingleFamily · 49 Days on market

Built 1900 6,000 sqft lot $62/sqft · 44% below area Est $96k · 44% under ↓ 10% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.9/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 2-bedroom home offers original hardwood floors, a spacious kitchen, and a detached garage with fenced backyard. Covered front porch adds to the home's curb appeal. With a little updating and TLC, this could be a great opportunity.

Key facts

• Covered front porch
• Spacious kitchen
• Fenced backyard

Tags

• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• DETACHED GARAGE
• FENCED BACKYARD
• COVERED FRONT PORCH

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Shingle roof; Dirt road access

Interior

• Kitchen: Range; Oven; Dishwasher
• Bedrooms: Total of 4 rooms (includes sleeping spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dryer; Dishwasher; Oven; Range; Water Heater; Washer; Crawl space basement
• Laundry & utility: Main-level laundry; Washer and Dryer present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($882 rent vs $54k).
• Recommended offer: $52k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#977 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D, schools F, amenities F.
• Arthur CUSD 305 (rural): math 24% / reading 36% proficiency, ranked #252 of 620 in IL (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 34 units permitted in Piatt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($373 loan paydown + $1k appreciation (1.9% local appreciation)).
• Piatt County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,380 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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. 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?
6. 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.
7. 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.
8. 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: 1.63% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.41%
• DSCR: 2.04
• GRM: 5.1

CMA / ARV

• ARV (median comp): $96,221
• List price: $54,000
• Delta: -43.88%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

1.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.46×
• Total profit: $22,145
• Equity at exit: $20,901

10-year hold

• IRR: 29.1%
• Equity multiple: 4.75×
• Total profit: $56,700
• Equity at exit: $29,796

Cash invested: $15,120 (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 61929

• Home prices YoY: 1.1%
• Active inventory: 5
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $295

Break-even live

Break-even rent $509

Max offer price $54,000

Occupancy floor 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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   statusdays on market $54,000 Pending 49 DOM
2. 2026-06-09
   days on market $54,000 Active 47 DOM
3. 2026-06-08
   days on market $54,000 Active 46 DOM
4. 2026-06-07
   days on market $54,000 Active 45 DOM
5. 2026-06-05
   days on market $54,000 Active 43 DOM
6. 2026-06-04
   days on market $54,000 Active 41 DOM
7. 2026-06-02
   days on market $54,000 Active 40 DOM
8. 2026-06-01
   days on market $54,000 Active 39 DOM
9. 2026-05-31
   days on market $54,000 Active 38 DOM
10. 2026-05-31
    days on market $54,000 Active 37 DOM
11. 2026-05-04
    price $54,000 235-char remark
12. 2026-04-23
    listed $60,000 Active 235-char remark

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: +$34/yr (+$3/mo · 3.0%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,588
• − Mortgage interest: −$3,025
• − Property taxes: −$1,157
• − Insurance: −$270
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$1,571
• Taxable income: $2,871
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $2,850/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: Arthur CUSD 305
• NCES district ID: 1704260
• Math proficiency: 24% ▬ 0.00%
• Reading proficiency: 36% ▲ 4.00%
• Median HH income: $48,266
• Composite: 25.99/100
• National rank: #7320
• State rank: #252 of 620 in IL

Livability — Hammond

• Score: 60/100
• State rank: #977
• US rank: #18890

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hammond, IL
• Population (ZIP): 713

Population outlook (Piatt County) Hauer SSP2

• Today (2025): 15,501 people
• By 2030: 14,978 · -3.4%
• By 2040: 13,805 · -10.9%
• By 2050: 12,563 · -19.0%
• By 2075: 9,916 · -36.0%
• By 2100: 7,295 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Portuguese 6% Romanian 5% Scotch-Irish 2%
• Foreign-born: 1% · South Korea
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2% Korean 1%

Political lean MEDSL · Piatt

• 2024 margin: Solid R (+30.5) · D 33.7% · R 64.3% · Other 2.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -12.6pp · 2024: -30.5pp
• All cycles: 2024: R+30.5 2020: R+29.6 2016: R+33.6 2012: R+26.8 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.86%
• Current HPI: 169.1871
• 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

-10.0% since first listed

3 events — show timeline

• 2026-06-11 Pending — CIBR
• 2026-05-04 Price Changed $54,000 CIBR
• 2026-04-23 Listed $60,000 CIBR

Property tax history

+21.3%/yr

Latest (2025): $1,157 · +19.5% YoY. Source: county tax records.