167 N Park St · Hoyleton, IL 62803

$62,000

3 bd · 1.0 ba · 1,998 sqft · SingleFamily public records · 58 Days on market

Built 1922 0.39 ac lot ↓ 5% since listing

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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 +5.9/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move in ready! A new furnace just installed end of April 2018, central air in 2015, new garbage disposal in 2016, new composite deck flooring & steps for front porch in 2015, refrigerator new in 2012, carpets have just been professionally cleaned, interior all repainted, new blinds, newer breaker box , baseboard heaters, and 2 window units for upstairs area. Some hardwoods under carpeting. Full basement does have a shower and office area. This is a very nice older home you would be proud to own.

Key facts

• Basement
• Large back yard
• 0.39 acre lot

Tags

• LARGE BACK YARD
• BASEMENT

Property features AI

Finance

• Other: Directions: North Main St to E Oak, to N Park
• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces (total)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story; Fee simple ownership; Property over 100 years old; School bus service available
• Construction: Vinyl siding and other exterior materials; Asphalt roof; Built before 1978
• Exterior features: Level lot; Lot dimensions approximately 80 x 210

Interior

• Kitchen: Kitchen on the main level (12 x 13)
• Bedrooms: Three bedrooms total; Master bedroom on the main level (carpeted, 12 x 13); Two additional bedrooms on the second level (12 x 12 and 12 x 13); Office on the second level (11 x 10)
• Flooring: Carpet in the master bedroom
• Bathrooms: One full bathroom; Basement has bathroom plumbing (basement bathrooms: yes)
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Ceiling fan(s); Seven total rooms; Unfinished full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#311 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: commute D, crime D-, amenities F.
• Nashville Chsd 99 (town): math 30% / reading 30% proficiency, ranked #480 of 919 in IL (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nashville Comm High School (math 12% / reading 32%, grade F, #319 of 693 statewide, top 50%, 411 students, 0% FRL).
• Market conditions: 3 active listings in the ZIP; 17 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($429 loan paydown + $1k appreciation (1.8% local appreciation)).
• Washington County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $60,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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. Crime grade is D 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?
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: 1.97% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.45%
• DSCR: 2.58
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 3.09×
• Total profit: $36,345
• Equity at exit: $23,818

10-year hold

• IRR: 40.4%
• Equity multiple: 6.11×
• Total profit: $88,654
• Equity at exit: $33,817

Cash invested: $17,360 (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 62803

• Home prices YoY: 1.2%
• Active inventory: 3
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $513

Break-even live

Break-even rent $572

Max offer price $62,000

Occupancy floor 53%

Sensitivity live

Price	-10% $548	-5% $530	+0% $513	+5% $495	+10% $478
Rent	-10% $416	-5% $465	+0% $513	+5% $561	+10% $609
Rate	-1.0pp $544	-0.5pp $529	base $513	+0.5pp $497	+1.0pp $480

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $62,000 Active 58 DOM
2. 2026-06-18
   days on market $62,000 Active 56 DOM
3. 2026-06-17
   days on market $62,000 Active 55 DOM
4. 2026-06-16
   days on market $62,000 Active 54 DOM
5. 2026-06-15
   days on market $62,000 Active 53 DOM
6. 2026-06-13
   days on market $62,000 Active 51 DOM
7. 2026-06-12
   days on market $62,000 Active 50 DOM
8. 2026-06-09
   days on market $62,000 Active 47 DOM
9. 2026-06-08
   days on market $62,000 Active 46 DOM
10. 2026-06-07
    days on market $62,000 Active 45 DOM
11. 2026-06-05
    days on market $62,000 Active 43 DOM
12. 2026-06-04
    days on market $62,000 Active 41 DOM
13. 2026-06-02
    days on market $62,000 Active 40 DOM
14. 2026-06-01
    days on market $62,000 Active 39 DOM
15. 2026-05-31
    days on market $62,000 Active 38 DOM
16. 2026-05-31
    days on market $62,000 Active 37 DOM
17. 2026-05-22
    price $62,000
18. 2026-04-23
    listed $65,000 Active
19. 2018-07-31
    soldstatus Closed 504-char remark

    Show marketing remark (504 chars)

    Move in ready! A new furnace just installed end of April 2018, central air in 2015, new garbage disposal in 2016, new composite deck flooring & steps for front porch in 2015, refrigerator new in 2012, carpets have just been professionally cleaned, interior all repainted, new blinds, newer breaker box , baseboard heaters, and 2 window units for upstairs area. Some hardwoods under carpeting. Full basement does have a shower and office area. This is a very nice older home you would be proud to own.

20. 2018-07-25
    soldstatus $62,000
21. 2018-06-19
    status Pending 504-char remark

    Show marketing remark (504 chars)

    Move in ready! A new furnace just installed end of April 2018, central air in 2015, new garbage disposal in 2016, new composite deck flooring & steps for front porch in 2015, refrigerator new in 2012, carpets have just been professionally cleaned, interior all repainted, new blinds, newer breaker box , baseboard heaters, and 2 window units for upstairs area. Some hardwoods under carpeting. Full basement does have a shower and office area. This is a very nice older home you would be proud to own.

22. 2018-05-02
    listed $65,500 Active 504-char remark

    Show marketing remark (504 chars)

    Move in ready! A new furnace just installed end of April 2018, central air in 2015, new garbage disposal in 2016, new composite deck flooring & steps for front porch in 2015, refrigerator new in 2012, carpets have just been professionally cleaned, interior all repainted, new blinds, newer breaker box , baseboard heaters, and 2 window units for upstairs area. Some hardwoods under carpeting. Full basement does have a shower and office area. This is a very nice older home you would be proud to own.

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: +$99/yr (+$8/mo · 8.2%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,652
• − Mortgage interest: −$3,473
• − Property taxes: −$1,210
• − Insurance: −$310
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$1,804
• Taxable income: $5,511
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $4,831/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: Nashville Chsd 99
• NCES district ID: 1727740
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $52,187
• Composite: 29.25/100
• National rank: #11849
• State rank: #480 of 919 in IL

Livability — Hoyleton

• Score: 72/100
• State rank: #311
• US rank: #6127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoyleton, IL
• Population (ZIP): 1,138

Population outlook (Washington County) Hauer SSP2

• Today (2025): 13,333 people
• By 2030: 12,743 · -4.4%
• By 2040: 11,441 · -14.2%
• By 2050: 10,114 · -24.1%
• By 2075: 7,372 · -44.7%
• By 2100: 5,000 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Black 2%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+57.2) · D 20.7% · R 77.9% · Other 1.4%
• 2008→2024 swing: -43.0pp toward R · 2008: -14.3pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.5 2016: R+55.9 2012: R+31.6 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.81%
• Current HPI: 147.7905
• 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

-5.3% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $62,000 MRED as Distributed by MLS Grid
• 2026-04-23 Listed $65,000 MRED as Distributed by MLS Grid
• 2018-07-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-07-25 Sold (Public Records) $62,000 Public Records
• 2018-06-19 Pending — MARIS as Distributed by MLS Grid
• 2018-05-02 Listed $65,500 MARIS as Distributed by MLS Grid

Property tax history

-4.2%/yr

Latest (2024): $1,210 · -3.4% YoY. Source: county tax records.