813 W Broadway · Trenton, IL 62293

$159,900

3 bd · 1.0 ba · 1,645 sqft · SingleFamily public records · 4 Days on market

Built 1915 1.00 ac lot $97/sqft · 15% below area Est $193k · 17% 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 +18.6/30.0
• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• DSCR +5.8/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 1.5 story home offering 1,680 sq ft of comfortable living space in a fantastic Trenton location! This well-maintained home features 3 bedrooms, 2 full bathrooms, and a spacious layout perfect for everyday living and entertaining. Outside, you’ll find a 2-car detached garage and plenty of space to enjoy. Located in a highly desirable school district and close to local amenities, this is an opportunity you won’t want to miss. Schedule your showing today!

Key facts

• Local amenities
• Detached garage
• 1 acre lot

Tags

• DETACHED GARAGE
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity available (single phase); Natural gas available
• Home design: Single-family residence; Residential property; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Level lot; Approximately 1 acre lot

Interior

• Kitchen: Main-level kitchen (12 x 13)
• Bedrooms: Three bedrooms total, one on the main level and two on the upper level; Upper-level storage room
• Bathrooms: Two full bathrooms (both on main/upper levels)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cellar basement; One and one-half levels; 11 total rooms
• Laundry & utility: Main-level laundry room (4 x 7); Mud room (6 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $144k (9.8% below list).
• Recommended offer: $144k (9.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#233 in IL, #4,280 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Wesclin CUSD 3 (rural): math 24% / reading 32% proficiency, ranked #247 of 620 in IL (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Wesclin Sr High School (math 32% / reading 32%, grade F, #157 of 693 statewide, top 25%, 373 students, 0% FRL) — zoned schools average 0% FRL vs 27% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP; 64 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.8% local appreciation)).
• Clinton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,287 (9.8% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.90% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 9.2

CMA / ARV

• ARV (median comp): $192,788
• List price: $159,900
• Delta: -17.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 N Madison St	0.49mi	3/1.0	1,572 (-4%)	6mo	$186,000	$118	64
325 N Van Buren St	0.25mi	3/1.5	1,424 (-13%)	4mo	$189,999	$133	61
542 W 3rd St	0.30mi	3/2.0	1,420 (-14%)	6mo	$176,000	$124	54
25 W Kentucky St	0.68mi	3/2.5	1,482 (-10%)	2mo	$245,000	$165	44
106 W Iowa St	0.68mi	3/1.5	1,432 (-13%)	12mo	$207,900	$145	35
309 N Washington St	0.65mi	2/1.0 (-1)	1,876 (+14%)	12mo	$90,000	$48	32
415 W 3rd St	0.45mi	4/2.0 (+1)	1,873 (+14%)	22mo	$220,000	$117	29
313 W Iowa St	0.57mi	3/2.5	1,870 (+14%)	21mo	$155,000	$83	27

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

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.79×
• Total profit: $35,505
• Equity at exit: $78,798

10-year hold

• IRR: 14.7%
• Equity multiple: 3.34×
• Total profit: $104,831
• Equity at exit: $127,098

Cash invested: $44,772 (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 62293

• Home prices YoY: 1.4%
• Active inventory: 11
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $154

Break-even live

Break-even rent $1,248

Max offer price $159,900

Occupancy floor 84%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   status Pending 477-char remark
2. 2026-05-13
   listed $159,900 Active 477-char remark

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$1,331/yr (+$111/mo · 137.4%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,314
• − Mortgage interest: −$8,957
• − Property taxes: −$969
• − Insurance: −$800
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$4,652
• Taxable loss: −$832
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $2,048/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: Wesclin CUSD 3
• NCES district ID: 1739420
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 32% ▼ -13.00%
• Median HH income: $68,295
• Composite: 26.27/100
• National rank: #7249
• State rank: #247 of 620 in IL

Livability — Trenton

• Score: 75/100
• State rank: #233
• US rank: #4280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, IL
• City population: 4,572
• Population (ZIP): 4,572

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 37,663 people
• By 2030: 37,194 · -1.2%
• By 2040: 35,566 · -5.6%
• By 2050: 32,950 · -12.5%
• By 2075: 26,403 · -29.9%
• By 2100: 19,267 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Iranian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+51.8) · D 23.1% · R 75.0% · Other 1.9%
• 2008→2024 swing: -42.0pp toward R · 2008: -9.8pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.1 2016: R+49.0 2012: R+30.0 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.76%
• Current HPI: 263.938
• 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

2 events — show timeline

• 2026-05-18 Pending — MARIS as Distributed by MLS Grid
• 2026-05-13 Listed $159,900 MARIS as Distributed by MLS Grid

Property tax history

-5.4%/yr

Latest (2024): $969 · -2.9% YoY. Source: county tax records.