206 N Washington St · Washburn, IL 61570

$75,000

3 bd · 1.0 ba · 821 sqft · SingleFamily public records · 30 Days on market

Built 1925 0.26 ac lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 3-bedroom, 1-bath home offers comfort and style with thoughtful updates throughout. Featuring a newer roof and siding, the exterior provides both curb appeal and peace of mind. Inside, you'll find a cute and inviting kitchen with plenty of character, perfect for everyday living or entertaining. The home offers a functional layout with bright, welcoming spaces and comfortable bedrooms. A wonderful opportunity for anyone looking for a cozy, well-maintained place to call home.

Key facts

• Newer roof
• Newer siding
• Functional layout

Tags

• NEWER ROOF
• NEWER SIDING
• CUTE KITCHEN
• FUNCTIONAL LAYOUT
• WELCOMING SPACES
• WELL MAINTAINED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#719 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, health & safety F.
• Lowpoint-Washburn CUSD 21 (rural): math 25% / reading 45% proficiency, ranked #396 of 919 in IL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lowpoint-Washburn Elem School (math 22% / reading 32%, grade F, #749 of 2,056 statewide, top 40%, 177 students, 0% FRL) — zoned schools average 0% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP; 35 units permitted in Woodford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $717 of equity ($519 loan paydown + $198 appreciation (0.3% local appreciation)).
• Woodford County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.30% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.55×
• Total profit: $11,594
• Equity at exit: $22,775

10-year hold

• IRR: 15.9%
• Equity multiple: 2.79×
• Total profit: $37,683
• Equity at exit: $28,185

Cash invested: $21,000 (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 61570

• Home prices YoY: 0.2%
• Active inventory: 11
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$146 /mo · $1,752/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $201

Break-even live

Break-even rent $722

Max offer price $75,000

Occupancy floor 74%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-03-23
   listed $75,000 Active
3. 2021-08-06
   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: $1,752 · $146/mo
• Projected year-2 tax: $1,752 · $146/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,721
• − Mortgage interest: −$4,201
• − Property taxes: −$1,752
• − Insurance: −$375
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$2,182
• Taxable income: $1,335
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $2,092/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: Lowpoint-Washburn CUSD 21
• NCES district ID: 1740920
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $53,184
• Composite: 33.24/100
• National rank: #10594
• State rank: #396 of 919 in IL

Livability — Washburn

• Score: 64/100
• State rank: #719
• US rank: #14618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washburn, IL
• Population (ZIP): 1,620

Population outlook (Woodford County) Hauer SSP2

• Today (2025): 39,897 people
• By 2030: 40,038 · +0.4%
• By 2040: 39,745 · -0.4%
• By 2050: 38,585 · -3.3%
• By 2075: 34,769 · -12.9%
• By 2100: 27,616 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Italian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Woodford

• 2024 margin: Solid R (+42.0) · D 28.2% · R 70.3% · Other 1.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -26.6pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+40.2 2016: R+41.8 2012: R+39.2 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.26%
• Current HPI: 121.3968
• 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

3 events — show timeline

• 2026-04-23 Pending — RMLSA as Distributed by MLS Grid
• 2026-03-23 Listed $75,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2024): $1,752 · +9.9% YoY. Source: county tax records.