203 S A St · La Harpe, IL 61450

$65,000

2 bd · 1.0 ba · 805 sqft · SingleFamily · 79 Days on market

Built 1975 3,132 sqft lot ↓ 7% 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 +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Two bed, one bath attached single family residence close to the City Park in LaHarpe. The attached one car garage is just off the kitchen area for easy unloading of groceries and supplies. Everything is on one level for easy access. Call today for a tour!

Key facts

• 3,132 sq ft lot
• Garage
• Built 1975

Property features AI

Exterior

• Parking: Attached paved garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1975; 805 total living area (single story with additional levels noted)
• Construction: Not new construction
• Exterior features: Shingle roof; Level lot; Paved road frontage

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet in bedrooms, living room, and kitchen areas
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: High-efficiency heating; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($858 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#657 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Illini West H S District 307 (town): math 25% / reading 25% proficiency, ranked #611 of 919 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Illini West High School (math 17% / reading 27%, grade F, #319 of 693 statewide, top 50%, 342 students, 0% FRL).
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $1k appreciation (2.2% local appreciation)).
• Hancock County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1975 — 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: 1.32% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.30×
• Total profit: $23,690
• Equity at exit: $26,368

10-year hold

• IRR: 25.5%
• Equity multiple: 4.39×
• Total profit: $61,734
• Equity at exit: $38,540

Cash invested: $18,200 (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 61450

• Home prices YoY: 1.5%
• Active inventory: 13
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$18 /mo · $215/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $292

Break-even live

Break-even rent $488

Max offer price $65,000

Occupancy floor 61%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $65,000 Active 79 DOM
2. 2026-06-18
   days on market $65,000 Active 78 DOM
3. 2026-06-17
   days on market $65,000 Active 77 DOM
4. 2026-06-16
   days on market $65,000 Active 76 DOM
5. 2026-06-15
   days on market $65,000 Active 75 DOM
6. 2026-06-14
   days on market $65,000 Active 73 DOM
7. 2026-06-12
   days on market $65,000 Active 72 DOM
8. 2026-06-09
   days on market $65,000 Active 69 DOM
9. 2026-06-08
   days on market $65,000 Active 68 DOM
10. 2026-06-07
    days on market $65,000 Active 67 DOM
11. 2026-06-07
    days on market $65,000 Active 66 DOM
12. 2026-06-03
    days on market $65,000 Active 63 DOM
13. 2026-06-02
    days on market $65,000 Active 62 DOM
14. 2026-06-01
    days on market $65,000 Active 61 DOM
15. 2026-05-31
    days on market $65,000 Active 60 DOM
16. 2026-05-30
    days on market $65,000 Active 59 DOM
17. 2026-05-18
    price $65,000
18. 2026-04-01
    listed $70,000 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: $215 · $18/mo
• Projected year-2 tax: $845 · $70/mo
• Expected delta: +$630/yr (+$53/mo · 293.6%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,290
• − Mortgage interest: −$3,641
• − Property taxes: −$215
• − Insurance: −$325
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$1,891
• Taxable income: $2,572
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $2,882/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: Illini West H S District 307
• NCES district ID: 1701384
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $47,745
• Composite: 24.88/100
• National rank: #12997
• State rank: #611 of 919 in IL

Livability — La Harpe

• Score: 65/100
• State rank: #657
• US rank: #13488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Harpe, IL
• Population (ZIP): 1,617

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 17,042 people
• By 2030: 16,056 · -5.8%
• By 2040: 13,912 · -18.4%
• By 2050: 11,879 · -30.3%
• By 2075: 8,302 · -51.3%
• By 2100: 5,846 · -65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -39.2pp toward R · 2008: -10.8pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.9 2016: R+50.8 2012: R+19.0 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 153.6282
• 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

-7.1% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $65,000 RMLSA as Distributed by MLS Grid
• 2026-04-01 Listed $70,000 RMLSA as Distributed by MLS Grid

Property tax history

-6.4%/yr

Latest (2024): $215 · +0.8% YoY. Source: county tax records.