930 W Howard St · Pontiac, IL 61764

$40,000

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 1 Days on market

Built 1957 6,720 sqft lot ↓ 33% 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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move in, large rooms, roof new Sept. 06, covered breezeway, A/C unit needs repair

Key facts

• 6,720 sq ft lot
• 2 garage spots
• Built 1957

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with gravel drive; 2 total parking spaces (2 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Wood siding; Asphalt roof; Approximately 61–70 years old
• Exterior features: Lot approximately 60 x 112; Lot size less than 0.25 acre; Commuter train access

Interior

• Kitchen: Kitchen on main level (11 x 10)
• Bedrooms: 2 bedrooms (both on main level); Master bedroom on main level (10 x 14); Second bedroom on main level (9 x 10)
• Flooring: Carpet flooring in living areas and bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 4 total rooms; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $40k).
• Cap rate 17.1% vs local median 4.1% in Pontiac — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#495 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Pontiac Twp Hsd 90 (town): math 25% / reading 25% proficiency, ranked #611 of 919 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pontiac High School (math 27% / reading 27%, grade F, #218 of 693 statewide, top 35%, 693 students, 0% FRL).
• Market conditions: 39 active listings in the ZIP; 35 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Livingston County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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: property tax is 3.3% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.21% ✓
• Cap rate: 17.12%
• Cash-on-cash: 38.67%
• DSCR: 2.72
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $90,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 W North St N	0.34mi	2/1.0	904 (-2%)	4mo	$72,000	$80	78
734 W Henry St	0.42mi	2/1.0	938 (+1%)	7mo	$65,000	$69	72
827 W Washington St	0.11mi	2/1.0	984 (+6%)	18mo	$97,000	$99	69
616 N Oak St	0.50mi	2/1.5	964 (+4%)	5mo	$94,500	$98	63
607 W Grant Ave	0.49mi	2/1.0	871 (-6%)	9mo	$60,000	$69	60
322 W Grant St	0.59mi	2/1.0	941 (+2%)	11mo	$65,000	$69	60
716 W Grove St	0.39mi	2/1.0	988 (+7%)	13mo	$126,500	$128	60
732 W Reynolds St	0.54mi	2/1.0	1,025 (+11%)	7mo	$95,000	$93	51
216 W Cleary St	0.59mi	2/1.0	1,024 (+11%)	6mo	$118,000	$115	49
1130 N Plum St	0.71mi	2/1.0	884 (-4%)	16mo	$41,000	$46	46
617 W Sherman Ave	0.43mi	3/1.0 (+1)	1,038 (+12%)	12mo	$146,900	$142	44
601 W South St	0.54mi	2/1.0	1,051 (+14%)	20mo	$169,900	$162	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 34.9%
• Equity multiple: 2.48×
• Total profit: $16,555
• Equity at exit: $5,964

10-year hold

• IRR: 41.7%
• Equity multiple: 4.95×
• Total profit: $44,220
• Equity at exit: $3,458

Cash invested: $11,200 (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 61764

• Home prices YoY: -15.4%
• Active inventory: 39
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $361

Break-even live

Break-even rent $427

Max offer price $40,000

Occupancy floor 54%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-17
   listed $40,000 Pending 1 DOM

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,332 · $111/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 2/10 Low FEMA zone X (shaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 17 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: $10,608
• − Mortgage interest: −$2,241
• − Property taxes: −$1,332
• − Insurance: −$200
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$1,164
• Taxable income: $3,974
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $3,377/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: Pontiac Twp Hsd 90
• NCES district ID: 1732220
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $47,682
• Composite: 24.88/100
• National rank: #12999
• State rank: #611 of 919 in IL

Livability — Pontiac

• Score: 67/100
• State rank: #495
• US rank: #10258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pontiac, IL
• City population: 13,718
• Population (ZIP): 13,718

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 32,749 people
• By 2030: 30,848 · -5.8%
• By 2040: 27,357 · -16.5%
• By 2050: 24,048 · -26.6%
• By 2075: 17,574 · -46.3%
• By 2100: 12,096 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 8% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+46.3) · D 26.1% · R 72.4% · Other 1.6%
• 2008→2024 swing: -27.1pp toward R · 2008: -19.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+44.2 2016: R+41.0 2012: R+31.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.21%
• Current HPI: 215.3534
• 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

-33.2% since first listed

5 events — show timeline

• 2026-06-17 Pending — MRED as Distributed by MLS Grid
• 2026-06-16 Listed $40,000 MRED as Distributed by MLS Grid
• 2007-09-11 Sold (MLS) $57,000 MRED as Distributed by MLS Grid
• 2007-09-11 Sold (Public Records) $57,000 Public Records
• 2007-03-02 Listed $59,900 MRED as Distributed by MLS Grid

Property tax history

-2.4%/yr

Latest (2024): $1,332 · +5.7% YoY. Source: county tax records.