1003 W Jourdan St · Newton, IL 62448

$59,000

2 bd · 1.0 ba · 988 sqft · SingleFamily · 80 Days on market

Built 1925 0.30 ac lot $60/sqft · 8% below area Est $64k · 8% under

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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 +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for an opportunity to get into the rental game or even maybe a flip. Here lies some potential. Would make a great starter home for a young couple. Located right across from the high school. A two bedroom with 1 bath over a full unfinished basement. Request an appointment today.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($892 rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#809 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Jasper County CUD 1 (town): math 29% / reading 30% proficiency, ranked #253 of 620 in IL (top 41%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Newton Elem School (math 25% / reading 26%, grade F, #829 of 2,056 statewide, top 41%, 487 students, 0% FRL); Jasper Co Jr High (math 42% / reading 47%, grade D, #95 of 665 statewide, top 15%, 192 students, 0% FRL); Newton Comm High School (math 22% / reading 22%, grade F, #319 of 693 statewide, top 50%, 385 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($408 loan paydown + $6k appreciation (10.0% local appreciation)).
• Jasper County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 D-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. 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: 1.51% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.55%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (median comp): $64,396
• List price: $59,000
• Delta: -8.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 W Jourdan St	0.00mi	2/1.0	988 (0%)	0mo	$43,500	$44	100
605 W Reynolds St	0.39mi	2/1.0	957 (-3%)	9mo	$82,000	$86	69
304 Sycamore Ave	0.23mi	2/1.0	936 (-5%)	20mo	$66,900	$71	64
611 W Water St	0.37mi	2/1.0	1,120 (+13%)	3mo	$89,500	$80	58
308 S Maple St	0.42mi	2/1.0	856 (-13%)	6mo	$63,000	$74	53
604 S Lafayette St	0.73mi	2/1.0	1,008 (+2%)	22mo	$67,000	$66	44
804 Liberty Ave	0.67mi	1/1.0 (-1)	876 (-11%)	7mo	$12,500	$14	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 4.25×
• Total profit: $53,643
• Equity at exit: $53,152

10-year hold

• IRR: 36.9%
• Equity multiple: 9.54×
• Total profit: $141,022
• Equity at exit: $114,624

Cash invested: $16,520 (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 62448

• Home prices YoY: 13.4%
• Active inventory: 18
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $892 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $338

Break-even live

Break-even rent $464

Max offer price $59,000

Occupancy floor 57%

Sensitivity live

Price	-10% $371	-5% $355	+0% $338	+5% $321	+10% $305
Rent	-10% $267	-5% $303	+0% $338	+5% $373	+10% $408
Rate	-1.0pp $368	-0.5pp $353	base $338	+0.5pp $323	+1.0pp $307

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-01
   statusdays on market $59,000 Pending 80 DOM
2. 2026-05-31
   days on market $59,000 Active Under Contract 79 DOM
3. 2026-05-31
   days on market $59,000 Active Under Contract 78 DOM
4. 2026-05-13
   historical Active Under Contract 289-char remark

   Show marketing remark (289 chars)

   Looking for an opportunity to get into the rental game or even maybe a flip. Here lies some potential. Would make a great starter home for a young couple. Located right across from the high school. A two bedroom with 1 bath over a full unfinished basement. Request an appointment today.

5. 2026-03-13
   listed $59,000 Active 289-char remark

   Show marketing remark (289 chars)

   Looking for an opportunity to get into the rental game or even maybe a flip. Here lies some potential. Would make a great starter home for a young couple. Located right across from the high school. A two bedroom with 1 bath over a full unfinished basement. Request an appointment today.

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $865 · $72/mo
• Expected delta: +$474/yr (+$40/mo · 121.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,701
• − Mortgage interest: −$3,305
• − Property taxes: −$391
• − Insurance: −$295
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$1,716
• Taxable income: $3,282
• Est. tax owed @ 24.0%: −$788
• After-tax cash flow: $3,267/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: Jasper County CUD 1
• NCES district ID: 1720380
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $50,304
• Composite: 25.82/100
• National rank: #7358
• State rank: #253 of 620 in IL

Livability — Newton

• Score: 63/100
• State rank: #809
• US rank: #15982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, IL
• Population (ZIP): 5,263

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 9,203 people
• By 2030: 8,927 · -3.0%
• By 2040: 8,350 · -9.3%
• By 2050: 7,733 · -16.0%
• By 2075: 6,335 · -31.2%
• By 2100: 4,960 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+65.2) · D 16.8% · R 82.1% · Other 1.1%
• 2008→2024 swing: -47.7pp toward R · 2008: -17.6pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.4 2016: R+59.7 2012: R+41.2 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.86%
• Current HPI: 201.3868
• 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

2 events — show timeline

• 2026-05-13 Contingent — CIBR
• 2026-03-13 Listed $59,000 CIBR

Property tax history

+62.6%/yr

Latest (2020): $391 · +4782.2% YoY. Source: county tax records.