106 E Union St · West Union, IL 62477

$39,900

3 bd · 1.5 ba · 1,528 sqft · SingleFamily · 126 Days on market

Built 1890 8,712 sqft lot $26/sqft · 70% below area

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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
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home! This fixer-upper has TONS of potential and could be your dream home at an affordable price! Pulling up to the home, buyers are instantly greeted by the home's charm and curb appeal. A covered front porch perfectly highlights the front exterior! Features of the property include: 3 bedrooms, 1.5 bathroom, dining room, kitchen with plenty of cabinetry and counter space, airy living room with plenty of natural light, and SO MUCH MORE! Homes in this price point don't hit the market often! * Home is being sold in as-is condition *

Key facts

• 8,712 sq ft lot
• Built 1890
• Listed 125 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#850 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Hutsonville CUSD 1 (rural): math 15% / reading 45% proficiency, ranked #491 of 919 in IL (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hutsonville Elem And Jr High Sch (math 27% / reading 32%, grade F, #658 of 2,056 statewide, top 35%, 203 students, 0% FRL); Hutsonville High School (math 30% / reading 30%, grade F, #179 of 693 statewide, top 27%, 95 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 1 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (3.0% local appreciation)).
• Clark County population projected at -20% 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $40k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1890 — 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. Crime grade is F 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: 3.57% ✓
• Cap rate: 32.16%
• Cash-on-cash: 92.38%
• DSCR: 5.11
• GRM: 2.3

CMA / ARV

• ARV (median comp): $134,380
• List price: $39,900
• Delta: -70.31%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 96.6%
• Equity multiple: 6.33×
• Total profit: $59,601
• Equity at exit: $17,941

10-year hold

• IRR: 96.2%
• Equity multiple: 13.12×
• Total profit: $135,431
• Equity at exit: $27,649

Cash invested: $11,172 (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 62477

• Active inventory: 2
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $860

Break-even live

Break-even rent $337

Max offer price $39,900

Occupancy floor 35%

Sensitivity live

Price	-10% $883	-5% $871	+0% $860	+5% $849	+10% $837
Rent	-10% $747	-5% $804	+0% $860	+5% $916	+10% $973
Rate	-1.0pp $880	-0.5pp $870	base $860	+0.5pp $850	+1.0pp $839

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-16
   days on market $39,900 Active 126 DOM
2. 2026-06-15
   days on market $39,900 Active 125 DOM
3. 2026-06-13
   days on market $39,900 Active 123 DOM
4. 2026-06-12
   days on market $39,900 Active 122 DOM
5. 2026-06-09
   days on market $39,900 Active 119 DOM
6. 2026-06-08
   days on market $39,900 Active 118 DOM
7. 2026-06-07
   days on market $39,900 Active 117 DOM
8. 2026-06-07
   days on market $39,900 Active 116 DOM
9. 2026-06-04
   days on market $39,900 Active 113 DOM
10. 2026-06-02
    days on market $39,900 Active 112 DOM
11. 2026-06-01
    days on market $39,900 Active 111 DOM
12. 2026-05-31
    days on market $39,900 Active 110 DOM
13. 2026-05-31
    days on market $39,900 Active 109 DOM
14. 2026-04-19
    price $39,900 550-char remark

    Show marketing remark (550 chars)

    Welcome home! This fixer-upper has TONS of potential and could be your dream home at an affordable price! Pulling up to the home, buyers are instantly greeted by the home's charm and curb appeal. A covered front porch perfectly highlights the front exterior! Features of the property include: 3 bedrooms, 1.5 bathroom, dining room, kitchen with plenty of cabinetry and counter space, airy living room with plenty of natural light, and SO MUCH MORE! Homes in this price point don't hit the market often! * Home is being sold in as-is condition *

15. 2026-03-27
    price $48,000 550-char remark

    Show marketing remark (550 chars)

    Welcome home! This fixer-upper has TONS of potential and could be your dream home at an affordable price! Pulling up to the home, buyers are instantly greeted by the home's charm and curb appeal. A covered front porch perfectly highlights the front exterior! Features of the property include: 3 bedrooms, 1.5 bathroom, dining room, kitchen with plenty of cabinetry and counter space, airy living room with plenty of natural light, and SO MUCH MORE! Homes in this price point don't hit the market often! * Home is being sold in as-is condition *

16. 2026-03-01
    status Active 550-char remark

    Show marketing remark (550 chars)

    Welcome home! This fixer-upper has TONS of potential and could be your dream home at an affordable price! Pulling up to the home, buyers are instantly greeted by the home's charm and curb appeal. A covered front porch perfectly highlights the front exterior! Features of the property include: 3 bedrooms, 1.5 bathroom, dining room, kitchen with plenty of cabinetry and counter space, airy living room with plenty of natural light, and SO MUCH MORE! Homes in this price point don't hit the market often! * Home is being sold in as-is condition *

17. 2026-03-01
    price $50,000 550-char remark

    Show marketing remark (550 chars)

    Welcome home! This fixer-upper has TONS of potential and could be your dream home at an affordable price! Pulling up to the home, buyers are instantly greeted by the home's charm and curb appeal. A covered front porch perfectly highlights the front exterior! Features of the property include: 3 bedrooms, 1.5 bathroom, dining room, kitchen with plenty of cabinetry and counter space, airy living room with plenty of natural light, and SO MUCH MORE! Homes in this price point don't hit the market often! * Home is being sold in as-is condition *

18. 2026-02-22
    status Pending 550-char remark

    Show marketing remark (550 chars)

    Welcome home! This fixer-upper has TONS of potential and could be your dream home at an affordable price! Pulling up to the home, buyers are instantly greeted by the home's charm and curb appeal. A covered front porch perfectly highlights the front exterior! Features of the property include: 3 bedrooms, 1.5 bathroom, dining room, kitchen with plenty of cabinetry and counter space, airy living room with plenty of natural light, and SO MUCH MORE! Homes in this price point don't hit the market often! * Home is being sold in as-is condition *

19. 2026-02-03
    listed $55,000 Active 550-char remark

    Show marketing remark (550 chars)

    Welcome home! This fixer-upper has TONS of potential and could be your dream home at an affordable price! Pulling up to the home, buyers are instantly greeted by the home's charm and curb appeal. A covered front porch perfectly highlights the front exterior! Features of the property include: 3 bedrooms, 1.5 bathroom, dining room, kitchen with plenty of cabinetry and counter space, airy living room with plenty of natural light, and SO MUCH MORE! Homes in this price point don't hit the market often! * Home is being sold in as-is condition *

20. 1999-12-01
    soldstatus $15,000

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $694 · $58/mo
• Expected delta: +$212/yr (+$18/mo · 44.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,105
• − Mortgage interest: −$2,235
• − Property taxes: −$482
• − Insurance: −$200
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$1,161
• Taxable income: $10,291
• Est. tax owed @ 24.0%: −$2,470
• After-tax cash flow: $7,851/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: Hutsonville CUSD 1
• NCES district ID: 1719920
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 45% ▲ 20.00%
• Median HH income: $48,628
• Composite: 28.85/100
• National rank: #11961
• State rank: #491 of 919 in IL

Livability — West Union

• Score: 62/100
• State rank: #850
• US rank: #16684

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Union, IL
• Population (ZIP): 755

Population outlook (Clark County) Hauer SSP2

• Today (2025): 14,978 people
• By 2030: 14,380 · -4.0%
• By 2040: 13,135 · -12.3%
• By 2050: 11,920 · -20.4%
• By 2075: 9,254 · -38.2%
• By 2100: 6,737 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Black 2%
• Common ancestry: Slovak 7% Romanian 5% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clark

• 2024 margin: Solid R (+51.2) · D 23.5% · R 74.7% · Other 1.8%
• 2008→2024 swing: -43.2pp toward R · 2008: -8.1pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+50.7 2016: R+47.9 2012: R+32.5 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+166.0% since first listed

7 events — show timeline

• 2026-04-19 Price Changed $39,900 IRMLS
• 2026-03-27 Price Changed $48,000 IRMLS
• 2026-03-01 Relisted — IRMLS
• 2026-03-01 Price Changed $50,000 IRMLS
• 2026-02-22 Pending — IRMLS
• 2026-02-03 Listed $55,000 IRMLS
• 1999-12-01 Sold (Public Records) $15,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $482 · +5.5% YoY. Source: county tax records.