706 Maine Ave · Windsor, IL 61957

$30,000

2 bd · 1.0 ba · 910 sqft · Other public records · 42 Days on market

Built 1983 7,500 sqft lot

---

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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Charming 2-bedroom, 1-bath manufactured home offering comfortable living with a spacious, open layout. The large living room flows seamlessly into the kitchen, which features a convenient breakfast bar—perfect for casual dining or entertaining. The primary bedroom includes built-in drawer storage and direct access to the full bath. The bathroom also houses the laundry area, and both the washer and dryer are included for added convenience. Enjoy outdoor living with both a covered front deck and a covered back deck—ideal for relaxing or hosting guests. A standout feature is the extra-large detached two-car garage, offering ample space for vehicles, a workshop, and additional stora

Key facts

• 7,500 sq ft lot
• 2 garage spots
• Built 1983

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Manufactured home (single family residence); One story
• Construction: Metal siding; Pillar/post/pier foundation; Other roof
• Exterior features: Deck; Front porch; Workshop (other structure); Concrete and gravel driveway/road surface

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 4 rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Range, Refrigerator, Electric water heater
• Laundry & utility: Washer and Dryer on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($877 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#847 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Windsor CUSD 1 (rural): math 20% / reading 25% proficiency, ranked #651 of 919 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 41 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($207 loan paydown + $2k appreciation (5.5% local appreciation)).
• Shelby County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $30k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $29,100 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.92% ✓
• Cap rate: 25.13%
• Cash-on-cash: 67.28%
• DSCR: 3.99
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.3%
• Equity multiple: 5.50×
• Total profit: $37,793
• Equity at exit: $17,917

10-year hold

• IRR: 71.9%
• Equity multiple: 11.47×
• Total profit: $87,985
• Equity at exit: $31,709

Cash invested: $8,400 (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 61957

• Home prices YoY: 2.9%
• Active inventory: 3
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $471

Break-even live

Break-even rent $281

Max offer price $30,000

Occupancy floor 41%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $30,000 Pending 42 DOM
2. 2026-06-16
   days on market $30,000 Active 42 DOM
3. 2026-06-15
   days on market $30,000 Active 41 DOM
4. 2026-06-14
   days on market $30,000 Active 39 DOM
5. 2026-06-12
   days on market $30,000 Active 38 DOM
6. 2026-06-09
   days on market $30,000 Active 35 DOM
7. 2026-06-08
   days on market $30,000 Active 34 DOM
8. 2026-06-07
   days on market $30,000 Active 33 DOM
9. 2026-06-02
   days on market $30,000 Active 28 DOM
10. 2026-06-01
    days on market $30,000 Active 27 DOM
11. 2026-05-31
    days on market $30,000 Active 26 DOM
12. 2026-05-30
    days on market $30,000 Active 25 DOM
13. 2026-05-04
    listed $30,000 Active 960-char remark
14. 2004-03-24
    soldstatus $18,000
15. 2002-12-04
    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: $623 · $52/mo
• Projected year-2 tax: $652 · $54/mo
• Expected delta: +$29/yr (+$2/mo · 4.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,522
• − Mortgage interest: −$1,680
• − Property taxes: −$623
• − Insurance: −$150
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$873
• Taxable income: $5,512
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $4,328/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: Windsor CUSD 1
• NCES district ID: 1742690
• Math proficiency: 20% ▲ 5.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $51,624
• Composite: 23.27/100
• National rank: #13316
• State rank: #651 of 919 in IL

Livability — Windsor

• Score: 62/100
• State rank: #847
• US rank: #16662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windsor, IL
• Population (ZIP): 1,784

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 20,512 people
• By 2030: 19,675 · -4.1%
• By 2040: 17,851 · -13.0%
• By 2050: 15,973 · -22.1%
• By 2075: 11,799 · -42.5%
• By 2100: 8,030 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Romanian 1% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.5% · Other 1.4%
• 2008→2024 swing: -40.5pp toward R · 2008: -19.8pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.2 2016: R+54.3 2012: R+33.7 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.50%
• Current HPI: 194.6663
• 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

+66.7% since first listed

4 events — show timeline

• 2026-06-16 Pending — CIBR
• 2026-05-04 Listed $30,000 CIBR
• 2004-03-24 Sold (Public Records) $18,000 Public Records
• 2002-12-04 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2024): $623 · +3.9% YoY. Source: county tax records.