25 Wise St · Eldorado, IL 62930

$54,900

3 bd · 1.0 ba · 1,056 sqft · Other · 21 Days on market

0.52 ac lot

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Quaint 3 Bedroom Home with Central Heat/Air, Basement and Room to Play on over 1/2 Acre. 2 Car Carport Attached to the house.

Key facts

• Basement
• Carport attached
• Central heat air

Tags

• CENTRAL HEAT AIR
• BASEMENT
• CARPORT ATTACHED

Property features AI

Finance

• Other: Living area measured by taped method; Not rebuilt or rehabbed
• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces; Gravel parking area
• Utilities: Public water source; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978 (home age listed 91–100 years)
• Construction: Vinyl siding
• Exterior features: Lot dimensions approximately 150 x 150; Lot between 0.50 and 0.99 acre; Public water; Public sewer

Interior

• Kitchen: Kitchen on the main level (12 x 10, linoleum)
• Bedrooms: Four bedrooms total; Master bedroom on the main level (11 x 14, carpet); Bedroom 2 on the main level (11 x 10, carpet); Bedroom 3 on the main level (10 x 10, other flooring); Bedroom 4 (no level or dimensions provided)
• Flooring: Carpet in bedrooms and master bedroom; Laminate in living room; Vinyl in dining room; Linoleum in kitchen; Other flooring in one bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Basement is unfinished and partial
• Laundry & utility: Laundry room in the basement (9 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.7% vs local median 9.7% in Eldorado — 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 65/100 on livability (#658 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D-, amenities F, commute F.
• Eldorado CUSD 4 (town): math 11% / reading 19% proficiency, ranked #526 of 620 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eldorado Elem School (math 8% / reading 7%, grade F, #1,627 of 2,056 statewide, top 81%, 545 students, 0% FRL); Eldorado High School (math 8% / reading 17%, grade F, #506 of 693 statewide, top 74%, 301 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 42 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,076 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.55% ✓
• Cap rate: 22.70%
• Cash-on-cash: 58.61%
• DSCR: 3.61
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 57.2%
• Equity multiple: 3.53×
• Total profit: $38,933
• Equity at exit: $8,186

10-year hold

• IRR: 62.1%
• Equity multiple: 7.21×
• Total profit: $95,509
• Equity at exit: $4,747

Cash invested: $15,372 (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 62930

• Active inventory: 42
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $751

Break-even live

Break-even rent $451

Max offer price $54,900

Occupancy floor 41%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $54,900 Active 21 DOM
2. 2026-06-17
   days on market $54,900 Active 20 DOM
3. 2026-06-16
   days on market $54,900 Active 19 DOM
4. 2026-06-15
   days on market $54,900 Active 18 DOM
5. 2026-06-13
   days on market $54,900 Active 16 DOM
6. 2026-06-12
   days on market $54,900 Active 15 DOM
7. 2026-06-09
   days on market $54,900 Active 12 DOM
8. 2026-06-08
   days on market $54,900 Active 11 DOM
9. 2026-06-07
   days on market $54,900 Active 10 DOM
10. 2026-06-07
    days on market $54,900 Active 9 DOM
11. 2026-06-04
    days on market $54,900 Active 6 DOM
12. 2026-06-02
    days on market $54,900 Active 5 DOM
13. 2026-06-01
    days on market $54,900 Active 4 DOM
14. 2026-05-31
    days on market $54,900 Active 3 DOM
15. 2026-05-31
    days on market $54,900 Active 2 DOM
16. 2026-05-28
    listed $54,900 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: $549 · $46/mo
• Projected year-2 tax: $898 · $75/mo
• Expected delta: +$349/yr (+$29/mo · 63.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,821
• − Mortgage interest: −$3,075
• − Property taxes: −$549
• − Insurance: −$274
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$1,597
• Taxable income: $8,634
• Est. tax owed @ 24.0%: −$2,072
• After-tax cash flow: $6,938/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: Eldorado CUSD 4
• NCES district ID: 1713660
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $36,707
• Composite: 12.47/100
• National rank: #9627
• State rank: #526 of 620 in IL

Livability — Eldorado

• Score: 65/100
• State rank: #658
• US rank: #13492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldorado, IL
• Population (ZIP): 5,763

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea, Vietnam
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -81.64%
• Current HPI: 75.0826
• 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

1 event — show timeline

• 2026-05-28 Listed $54,900 MRED as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2024): $549 · +0.0% YoY. Source: county tax records.