117 N Scott St · Westville, IL 61883

$79,900

2 bd · 1.0 ba · 848 sqft · SingleFamily · 56 Days on market

Built 1941 3,520 sqft lot $94/sqft · 14% below area Est $92k · 14% under

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Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +13.6/15.0
• Appreciation +5.5/10.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

Welcome home to this move-in ready 2-bedroom, 1 bath home in Westville! This well-maintained property features newer windows, a roof replaced in 2019, and a functional layout. Enjoy a large fenced-in yard perfect for pets or entertaining plus a one-car detached garage for added convenience. Great opportunity for homeowners or investors! Call for your private tour before it's too late! 217-778-3092

Key facts

• Newer windows
• Roof replaced
• Fenced-in yard

Tags

• NEWER WINDOWS
• ROOF REPLACED
• FENCED-IN YARD
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Tax exemptions: Homeowner
• HOA & community: No master association fee required

Exterior

• Parking: Detached owned garage (1 car)
• Utilities: Public water; Public sewer; Power: natural gas available for heating
• Home design: Detached single-family home; One-story
• Construction: Vinyl siding; Built before 1978 (approximately 81–90 years old)
• Exterior features: Lot dimensions approximately 40 x 88; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen with linoleum flooring
• Bedrooms: 2 bedrooms (main level); Master bedroom on main level
• Flooring: Plank flooring in living room and bedrooms; Linoleum flooring in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Estimated living area; 4 total rooms
• Laundry & utility: Main-level laundry room (18 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $37 ($444/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $72k (9.6% below list).
• Recommended offer: $72k (9.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#404 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Westville CUSD 2 (suburban): math 8% / reading 9% proficiency, ranked #590 of 620 in IL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Westville Jr High School (math 8% / reading 8%, grade F, #612 of 665 statewide, top 93%, 177 students, 0% FRL); Westville High School (math 8% / reading 8%, grade F, #589 of 693 statewide, top 86%, 350 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($552 loan paydown + $805 appreciation (1.0% 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 (1.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,204 (9.6% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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: 0.90% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

• ARV (median comp): $92,428
• List price: $79,900
• Delta: -13.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Illinois Ave	0.58mi	2/1.0	900 (+6%)	6mo	$121,250	$135	58
204 Pennsylvania Ave	0.46mi	2/1.0	900 (+6%)	22mo	$88,000	$98	49
520 Indiana Ave	0.65mi	3/2.0 (+1)	970 (+14%)	12mo	$178,000	$184	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.17×
• Total profit: $3,877
• Equity at exit: $27,307

10-year hold

• IRR: 7.9%
• Equity multiple: 1.96×
• Total profit: $21,445
• Equity at exit: $36,311

Cash invested: $22,372 (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 61883

• Home prices YoY: 0.4%
• Active inventory: 15
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $722 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$152
• Net cashflow: $37

Break-even live

Break-even rent $675

Max offer price $79,900

Occupancy floor 90%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Cook St Westville, IL	1.0	1.0	700	$650	$0.93	12d	1	0.13mi
3 Church St Westville, IL	3.0	1.0	1100	$995	$0.90	12d	1	0.74mi
220 Kentucky Ave Westville, IL	2.0	1.0	900	$875	$0.97	3d	1	0.83mi

Listing history 34 events

1. 2026-06-19
   days on market $79,900 Active 56 DOM
2. 2026-06-18
   days on market $79,900 Active 55 DOM
3. 2026-06-17
   days on market $79,900 Active 54 DOM
4. 2026-06-16
   days on market $79,900 Active 53 DOM
5. 2026-06-15
   days on market $79,900 Active 52 DOM
6. 2026-06-14
   days on market $79,900 Active 50 DOM
7. 2026-06-13
   days on market $79,900 Active 49 DOM
8. 2026-06-10
   days on market $79,900 Active 47 DOM
9. 2026-06-09
   days on market $79,900 Active 46 DOM
10. 2026-06-08
    days on market $79,900 Active 45 DOM
11. 2026-06-07
    days on market $79,900 Active 44 DOM
12. 2026-06-05
    days on market $79,900 Active 41 DOM
13. 2026-06-03
    days on market $79,900 Active 40 DOM
14. 2026-06-02
    days on market $79,900 Active 39 DOM
15. 2026-06-01
    days on market $79,900 Active 38 DOM
16. 2026-05-31
    days on market $79,900 Active 37 DOM
17. 2026-05-30
    days on market $79,900 Active 36 DOM
18. 2026-05-11
    price $79,900 392-char remark

    Show marketing remark (401 chars)

    Welcome home to this move-in ready 2-bedroom, 1 bath home in Westville! This well-maintained property features newer windows, a roof replaced in 2019, and a functional layout. Enjoy a large fenced-in yard perfect for pets or entertaining plus a one-car detached garage for added convenience. Great opportunity for homeowners or investors! Call for your private tour before it's too late! 217-778-3092

19. 2026-05-05
    price $79,900 392-char remark
20. 2026-04-24
    listed $89,900 Active 392-char remark
21. 2026-04-24
    historical
22. 2026-04-22
    listed $89,900 Active 392-char remark

    Show marketing remark (401 chars)

    Welcome home to this move-in ready 2-bedroom, 1 bath home in Westville! This well-maintained property features newer windows, a roof replaced in 2019, and a functional layout. Enjoy a large fenced-in yard perfect for pets or entertaining plus a one-car detached garage for added convenience. Great opportunity for homeowners or investors! Call for your private tour before it's too late! 217-778-3092

23. 2023-09-01
    soldstatus $60,000 Closed
24. 2023-09-01
    soldstatus $60,000 Closed
25. 2023-09-01
    soldstatus $60,000
26. 2023-08-27
    status Pending
27. 2023-08-22
    historical
28. 2023-08-05
    status Pending
29. 2023-08-05
    status Pending
30. 2023-07-16
    historical Contingent - Continue to Show
31. 2023-07-16
    historical Active Under Contract
32. 2023-07-12
    listed $59,000 Active
33. 2023-07-12
    listed $59,000 Active
34. 2007-01-19
    soldstatus $38,000

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$420/yr (+$35/mo · 43.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,664
• − Mortgage interest: −$4,476
• − Property taxes: −$974
• − Insurance: −$400
• − Repairs & maintenance: −$693
• − Management: −$693
• − Depreciation: −$2,324
• Taxable loss: −$895
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $659/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: Westville CUSD 2
• NCES district ID: 1710820
• Math proficiency: 8% ▼ -4.00%
• Reading proficiency: 9% ▼ -4.00%
• Median HH income: $41,214
• Composite: 7.54/100
• National rank: #9949
• State rank: #590 of 620 in IL

Livability — Westville

• Score: 69/100
• State rank: #404
• US rank: #8382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westville, IL
• City population: 4,424
• Population (ZIP): 4,424

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% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▲ 1.01%
• Current HPI: 230.8944
• 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

+110.3% since first listed

17 events — show timeline

• 2026-05-11 Price Changed $79,900 CIBR
• 2026-05-05 Price Changed $79,900 MRED as Distributed by MLS Grid
• 2026-04-24 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-24 Listed $89,900 MRED as Distributed by MLS Grid
• 2026-04-22 Listed $89,900 CIBR
• 2023-09-01 Sold (Public Records) $60,000 Public Records
• 2023-09-01 Sold (MLS) $60,000 CIBR
• 2023-09-01 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2023-08-27 Pending — CIBR
• 2023-08-22 Delisted — CIBR
• 2023-08-05 Pending — MRED as Distributed by MLS Grid
• 2023-08-05 Pending — CIBR
• 2023-07-16 Contingent — MRED as Distributed by MLS Grid
• 2023-07-16 Contingent — CIBR
• 2023-07-12 Listed $59,000 CIBR
• 2023-07-12 Listed $59,000 MRED as Distributed by MLS Grid
• 2007-01-19 Sold (Public Records) $38,000 Public Records

Property tax history

+17.8%/yr

Latest (2024): $974 · +13.6% YoY. Source: county tax records.