1290 County Highway 18 · Westervelt, IL 62565

$59,900

3 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 247 Days on market

Built 1905 7,000 sqft lot $51/sqft · 23% below area Est $77k · 23% under ↓ 25% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bedroom Home with 2 Car Detached Garage located on the outskirts of town in the Village of Henton. This cozy 2-bedroom, 1-bath home offers classic charm with great space. Inside, you'll find a spacious living room, a dedicated dining room perfect for family meals or entertaining, and a generously sized kitchen ready for your personal touch. Both bedrooms offer plenty of room and ample closet space. The bathroom has been updated in recent years, adding a modern touch to this well cared for older home. Outside, a detached two-car garage provides ample parking and storage space. There is also a small storage shed for additional storage. Whether you're a first-time buyer, looking to downsize, or searching for a quiet place to call home, this property offers comfort, character, and potential — all in a serene, small-town setting. Estimated Property Taxes with an owner occupied exemption would be $323 at the current assessment.

Key facts

• Storage shed
• Updated bathroom
• Detached garage

Tags

• DETACHED GARAGE
• STORAGE SHED
• SPACIOUS LIVING ROOM
• DEDICATED DINING ROOM
• GENEROUSLY SIZED KITCHEN
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#1,357 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Shelbyville CUSD 4 (town): math 25% / reading 41% proficiency, ranked #225 of 620 in IL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 41 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Shelby County population projected at -22% 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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. 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: 1.66% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.47%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $77,488
• List price: $59,900
• Delta: -22.70%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1291 E 1695 North Rd	0.04mi	3/2.0	1,184 (+1%)	8mo	$34,000	$29	85

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $13,876
• Equity at exit: $8,931

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $42,490
• Equity at exit: $5,179

Cash invested: $16,772 (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 62565

• Home prices YoY: -11.6%
• Active inventory: 53
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $370

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 58%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $59,900 Active 247 DOM
2. 2026-06-17
   days on market $59,900 Active 246 DOM
3. 2026-06-16
   days on market $59,900 Active 245 DOM
4. 2026-06-15
   days on market $59,900 Active 244 DOM
5. 2026-06-13
   days on market $59,900 Active 242 DOM
6. 2026-06-12
   days on market $59,900 Active 241 DOM
7. 2026-06-09
   days on market $59,900 Active 238 DOM
8. 2026-06-08
   days on market $59,900 Active 237 DOM
9. 2026-06-07
   days on market $59,900 Active 236 DOM
10. 2026-06-04
    days on market $59,900 Active 232 DOM
11. 2026-06-02
    days on market $59,900 Active 231 DOM
12. 2026-06-01
    days on market $59,900 Active 230 DOM
13. 2026-05-31
    days on market $59,900 Active 229 DOM
14. 2026-05-31
    days on market $59,900 Active 228 DOM
15. 2026-03-05
    price $59,900 952-char remark

    Show marketing remark (952 chars)

    Charming 2-Bedroom Home with 2 Car Detached Garage located on the outskirts of town in the Village of Henton. This cozy 2-bedroom, 1-bath home offers classic charm with great space. Inside, you'll find a spacious living room, a dedicated dining room perfect for family meals or entertaining, and a generously sized kitchen ready for your personal touch. Both bedrooms offer plenty of room and ample closet space. The bathroom has been updated in recent years, adding a modern touch to this well cared for older home. Outside, a detached two-car garage provides ample parking and storage space. There is also a small storage shed for additional storage. Whether you're a first-time buyer, looking to downsize, or searching for a quiet place to call home, this property offers comfort, character, and potential — all in a serene, small-town setting. Estimated Property Taxes with an owner occupied exemption would be $323 at the current assessment.

16. 2026-02-19
    price $72,500 952-char remark

    Show marketing remark (952 chars)

    Charming 2-Bedroom Home with 2 Car Detached Garage located on the outskirts of town in the Village of Henton. This cozy 2-bedroom, 1-bath home offers classic charm with great space. Inside, you'll find a spacious living room, a dedicated dining room perfect for family meals or entertaining, and a generously sized kitchen ready for your personal touch. Both bedrooms offer plenty of room and ample closet space. The bathroom has been updated in recent years, adding a modern touch to this well cared for older home. Outside, a detached two-car garage provides ample parking and storage space. There is also a small storage shed for additional storage. Whether you're a first-time buyer, looking to downsize, or searching for a quiet place to call home, this property offers comfort, character, and potential — all in a serene, small-town setting. Estimated Property Taxes with an owner occupied exemption would be $323 at the current assessment.

17. 2025-10-14
    listed $79,900 Active 952-char remark

    Show marketing remark (952 chars)

    Charming 2-Bedroom Home with 2 Car Detached Garage located on the outskirts of town in the Village of Henton. This cozy 2-bedroom, 1-bath home offers classic charm with great space. Inside, you'll find a spacious living room, a dedicated dining room perfect for family meals or entertaining, and a generously sized kitchen ready for your personal touch. Both bedrooms offer plenty of room and ample closet space. The bathroom has been updated in recent years, adding a modern touch to this well cared for older home. Outside, a detached two-car garage provides ample parking and storage space. There is also a small storage shed for additional storage. Whether you're a first-time buyer, looking to downsize, or searching for a quiet place to call home, this property offers comfort, character, and potential — all in a serene, small-town setting. Estimated Property Taxes with an owner occupied exemption would be $323 at the current assessment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,909
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$1,743
• Taxable income: $3,707
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $3,551/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: Shelbyville CUSD 4
• NCES district ID: 1736090
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 41% ▼ -12.00%
• Median HH income: $44,461
• Composite: 28.1/100
• National rank: #6827
• State rank: #225 of 620 in IL

Livability — Westervelt

• Score: 44/100
• State rank: #1357
• US rank: #26835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,422

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 20,512 people
• By 2030: 19,675 · -4.1%
• By 2040: 17,851 · -13.0%
• By 2050: 15,973 · -22.1%
• By 2075: 11,799 · -42.5%
• By 2100: 8,030 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.5% · Other 1.4%
• 2008→2024 swing: -40.5pp toward R · 2008: -19.8pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.2 2016: R+54.3 2012: R+33.7 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.35%
• Current HPI: 178.3002
• 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

-25.0% since first listed

3 events — show timeline

• 2026-03-05 Price Changed $59,900 CIBR
• 2026-02-19 Price Changed $72,500 CIBR
• 2025-10-14 Listed $79,900 CIBR