601 E Harrison St · Saybrook, IL 61770

$74,500

4 bd · 1.5 ba · 1,262 sqft · Other · 42 Days on market

Built 1894 6,969 sqft lot ↓ 45% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

4 Bedroom and 1 full bathroom as well as a half bathroom. Yes, it needs some remodeling and updating but the roof is 10 years old, and the furnace and water heater is 3 years old. It has a 100 amp electrical breaker box. Some of the most expensive updates are done! Come take a look at this corner lot location in Saybrook. There is a nice sized kitchen with a pantry area with laundry hookup, dining room, Living room and 1 bedroom and full bathroom on the main level with 3 more bedrooms and 1 half bathroom on the second floor. It easy to show call today.

Key facts

• Laundry hookup
• Kitchen with pantry
• Corner lot location

Tags

• CORNER LOT LOCATION
• KITCHEN WITH PANTRY
• LAUNDRY HOOKUP
• 100 AMP ELECTRICAL BREAKER BOX

Property features AI

Finance

• Other: School bus service available; Property located in Saybrook (township: McLean)
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with two garage spaces; Garage owned with garage door opener; Additional gravel parking; Two total parking spaces
• Utilities: Public water; Septic sewer
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Estimated living area
• Construction: Built over 100 years ago; Vinyl siding; Asphalt roof; Block and brick/mortar foundation
• Exterior features: Corner lot; Lot dimensions approximately 61 x 120; Less than 0.25 acre

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Four bedrooms (master on second level; additional bedrooms on main and second levels)
• Flooring: Carpet in most living areas and bedrooms; Vinyl flooring in kitchen
• Bathrooms: One full bath; One half bath
• Heating & cooling: Natural gas and electric heating; Central air plus window air unit(s)
• Interior features: Seven total rooms; Partial cellar basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $74k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,139 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Ridgeview CUSD 19 (rural): math 13% / reading 13% proficiency, ranked #519 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ridgeview Elementary School (math 12% / reading 17%, grade F, #1,278 of 2,056 statewide, top 65%, 236 students, 0% FRL); Ridgeview Jr High School (math 12% / reading 12%, grade F, #562 of 665 statewide, top 86%, 133 students, 0% FRL); Ridgeview High School (math 24% / reading 15%, grade F, #379 of 693 statewide, top 57%, 163 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: 6 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 247 units permitted in McLean County in 2024 (54 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($515 loan paydown + $4k appreciation (4.7% local appreciation)).
• At projected returns (4.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $74k implies a 1255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,265 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1894 — 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: 1.48% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.37%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 2.85×
• Total profit: $38,659
• Equity at exit: $41,064

10-year hold

• IRR: 29.0%
• Equity multiple: 5.70×
• Total profit: $97,939
• Equity at exit: $69,935

Cash invested: $20,860 (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 61770

• Home prices YoY: 3.0%
• Active inventory: 6
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,118/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $354

Break-even live

Break-even rent $652

Max offer price $74,500

Occupancy floor 63%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 S Washington St Saybrook, IL	3.0	1.0	1000	$1,100	$1.10	13d	1	0.23mi

Listing history 13 events

1. 2026-06-18
   days on market $74,500 Active 42 DOM
2. 2026-06-17
   days on market $74,500 Active 41 DOM
3. 2026-06-16
   days on market $74,500 Active 40 DOM
4. 2026-06-15
   days on market $74,500 Active 39 DOM
5. 2026-06-13
   days on market $74,500 Active 37 DOM
6. 2026-06-12
   days on market $74,500 Active 36 DOM
7. 2026-06-09
   days on market $74,500 Active 33 DOM
8. 2026-06-08
   days on market $74,500 Active 32 DOM
9. 2026-06-07
   days on market $74,500 Active 31 DOM
10. 2026-06-04
    days on market $74,500 Active 27 DOM
11. 2026-06-02
    days on market $74,500 Active 26 DOM
12. 2026-06-01
    remarks 558-char remark
13. 2026-06-01
    listed $74,500 Active 25 DOM

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,200
• − Mortgage interest: −$4,173
• − Property taxes: −$1,118
• − Insurance: −$372
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,167
• Taxable income: $3,258
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,468/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: Ridgeview CUSD 19
• NCES district ID: 1700109
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 13% ▼ -14.00%
• Median HH income: $55,966
• Composite: 12.69/100
• National rank: #9604
• State rank: #519 of 620 in IL

Livability — Saybrook

• Score: 58/100
• State rank: #1139
• US rank: #21499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saybrook, IL
• Population (ZIP): 1,081

Population outlook (McLean County) Hauer SSP2

• Today (2025): 176,468 people
• By 2030: 178,002 · +0.9%
• By 2040: 178,592 · +1.2%
• By 2050: 177,090 · +0.4%
• By 2075: 173,224 · -1.8%
• By 2100: 158,425 · -10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 6% Slovak 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · McLean

• 2024 margin: Toss-up / Even · D 51.6% · R 46.8% · Other 1.6%
• 2008→2024 swing: +3.7pp toward D · 2008: 1.2pp · 2024: 4.9pp
• All cycles: 2024: D+4.9 2020: D+3.9 2016: R+1.5 2012: R+11.1 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.74%
• Current HPI: 162.4358
• 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

-45.0% since first listed

2 events — show timeline

• 1993-11-01 Sold (Public Records) $5,500 Public Records
• 1991-05-01 Sold (Public Records) $10,000 Public Records