7054 E 4300 Rd · East Lynn, IL 60960

$69,000

4 bd · 1.5 ba · 2,032 sqft · SingleFamily · 26 Days on market

Built 1924 5.50 ac lot $34/sqft · 7% below area Est $74k · 7% under

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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 +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Tract #: BTLR0091 Legal: Ex N350 W250 N793 W412.7 Avg E1045.7 NW4 3 23 13 02-03-100-003 Legal: Ex N 350 W 250 N 793 W Butler Township BT008 5.5 acres Parcel 02-03-199-003 Most information is estimated due to condition of the home. Sold as is; where is. Not liable for accuracy due to unsafe conditions

Key facts

• 5.5 acre lot
• 4 parking spots
• Built 1924

Property features AI

Finance

• Other: Property located in unincorporated Butler Township; Directions noted from Paxton to the property
• HOA & community: No master association fee required

Exterior

• Parking: 4 owned parking spaces
• Utilities: Well water; Septic tank sewer
• Home design: Detached single-family home; 2-story layout; Fee simple ownership; Estimated living area; total finished area about 2,032 sq ft; Home is over 100 years old; Built before 1978
• Construction: Constructed with other/unspecified materials
• Exterior features: Approximately 5.0–5.99 acre lot; Lot dimensions approximately 350 x 250 x 793 x 412.7

Interior

• Kitchen: Kitchen on main level (approximately 10 x 12)
• Bedrooms: 4 bedrooms (Master on main; three additional bedrooms on second level — 13 x 15 master; 8 x 15, 10 x 13, and 11 x 11 for the upstairs bedrooms)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Other heating system
• Interior features: 7 total rooms; School bus service
• Laundry & utility: Main-level laundry room (approximately 11 x 12)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Hoopeston Area CUSD 11 (town): math 9% / reading 15% proficiency, ranked #559 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 16 active listings in the ZIP; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($477 loan paydown + $568 appreciation (0.8% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.65% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.1

CMA / ARV

• ARV (median comp): $74,000
• List price: $69,000
• Delta: -6.76%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.13×
• Total profit: $21,750
• Equity at exit: $22,924

10-year hold

• IRR: 25.4%
• Equity multiple: 4.03×
• Total profit: $58,483
• Equity at exit: $29,981

Cash invested: $19,320 (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 60960

• Home prices YoY: 0.5%
• Active inventory: 16
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$177 /mo · $2,121/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $329

Break-even live

Break-even rent $718

Max offer price $69,000

Occupancy floor 66%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-01
   listed $69,000 Active 316-char remark
2. 2015-11-16
   historical

ⓘ 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: $2,121 · $177/mo
• Projected year-2 tax: $2,121 · $177/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,621
• − Mortgage interest: −$3,865
• − Property taxes: −$2,121
• − Insurance: −$345
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,007
• Taxable income: $3,104
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,208/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: Hoopeston Area CUSD 11
• NCES district ID: 1719660
• Math proficiency: 9% ▼ -7.00%
• Reading proficiency: 15% ▼ -3.00%
• Median HH income: $40,897
• Composite: 10.39/100
• National rank: #9786
• State rank: #559 of 620 in IL

Livability — East Lynn

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 394
• Population (ZIP): 890

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Scottish 6% Romanian 4% German 2%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.82%
• Current HPI: 164.2254
• 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

3 events — show timeline

• 2026-05-27 Pending — MRED as Distributed by MLS Grid
• 2026-05-01 Listed $69,000 MRED as Distributed by MLS Grid
• 2015-11-16 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+9.8%/yr

Latest (2024): $2,121 · +9.8% YoY. Source: county tax records.