16 Van St · Savanna, IL 61074

$59,900

2 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 54 Days on market

Built 1908 3,485 sqft lot $43/sqft · 7% below area Est $64k · 7% 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 +26.1/30.0
• ARV discount +10.6/15.0
• DSCR +8.8/10.0
• 1% rule +8.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this lovely and meticulously maintained home. The home is tastefully designed wood laminate flooring in the kitchen and foyer. The kitchen has painted wood cabinets and is nice sized with a walk out to the side covered deck. The upper level has 2 bedrooms with a fully remodeled bathroom. The bathroom is tiled and has a large tiled shower. Other updates include: a newer Goodman GFA unit, a 100 amp circuit breaker service. The front porch was remodeled into a true 4 seasons room with stained pine finish. The yard is nicely landscaped with bushes, perennials, and window boxes on the front. All of the work is done in this home - call for an immediate showing.

Key facts

• Open staircase
• Formal dining room
• Brick ranch home

Tags

• BRICK RANCH HOME
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• ENCLOSED FRONT PORCH
• OPEN STAIRCASE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Brick construction
• Exterior features: Shingle roof

Interior

• Kitchen: Gas cooktop; Refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas cooktop; Electric water heater; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 6.4% in Savanna — 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 64/100 on livability (#684 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• West Carroll CUSD 314 (rural): math 12% / reading 20% proficiency, ranked #498 of 620 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Carroll Primary (math 12% / reading 17%, grade F, #1,278 of 2,056 statewide, top 65%, 416 students, 0% FRL); West Carroll Middle School (math 10% / reading 24%, grade F, #460 of 665 statewide, top 72%, 193 students, 0% FRL); West Carroll High School (math 15% / reading 15%, grade F, #462 of 693 statewide, top 68%, 286 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 23 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carroll County population projected at -30% 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 $17k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 6.2

CMA / ARV

• ARV (median comp): $64,292
• List price: $59,900
• Delta: -6.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 N 4th St	0.20mi	2/2.0	1,412 (+2%)	2mo	$54,500	$39	82
804 N 4th St	0.20mi	2/2.0	1,412 (+2%)	2mo	$54,500	$39	82
14 Keller	0.38mi	2/1.0	1,474 (+6%)	6mo	$59,000	$40	66
111 N Park St	0.47mi	3/1.0 (+1)	1,344 (-3%)	5mo	$20,000	$15	64
213 Walnut St	0.27mi	3/2.0 (+1)	1,458 (+5%)	8mo	$159,900	$110	63
213 Walnut St	0.27mi	3/2.0 (+1)	1,458 (+5%)	8mo	$159,900	$110	63
22 Van St	0.02mi	3/1.5 (+1)	1,584 (+14%)	7mo	$131,925	$83	62
625 3rd St	0.27mi	3/1.5 (+1)	1,484 (+7%)	9mo	$89,700	$60	61
6 S 6th St	0.50mi	3/1.5 (+1)	1,344 (-3%)	7mo	$31,000	$23	59
121 Dewhurst	0.42mi	3/1.0 (+1)	1,300 (-6%)	13mo	$67,000	$52	55
115 4th St	0.31mi	3/1.5 (+1)	1,534 (+11%)	7mo	$130,000	$85	55
114 Dewhurst St	0.45mi	3/2.0 (+1)	1,478 (+7%)	9mo	$102,710	$69	51

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-10
• Equity at exit: $8,931

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $12,625
• Equity at exit: $5,179

Cash invested: $16,772 (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 61074

• Home prices YoY: -14.6%
• Active inventory: 38
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$142 /mo · $1,698/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $151

Break-even live

Break-even rent $608

Max offer price $59,900

Occupancy floor 76%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512-514 Chicago Ave Savanna, IL	3.0	1.0	1435	$800	$0.56	43d	1	0.44mi
512 Chicago Ave Unit 1 Savanna, IL	3.0	1.5	1435	$800	$0.56	43d	1	0.45mi

Listing history 22 events

1. 2026-06-19
   days on market $59,900 Active 54 DOM
2. 2026-06-18
   days on market $59,900 Active 53 DOM
3. 2026-06-17
   days on market $59,900 Active 52 DOM
4. 2026-06-16
   days on market $59,900 Active 51 DOM
5. 2026-06-15
   days on market $59,900 Active 50 DOM
6. 2026-06-14
   days on market $59,900 Active 48 DOM
7. 2026-06-12
   days on market $59,900 Active 47 DOM
8. 2026-06-09
   days on market $59,900 Active 44 DOM
9. 2026-06-08
   days on market $59,900 Active 43 DOM
10. 2026-06-07
    days on market $59,900 Active 42 DOM
11. 2026-06-07
    days on market $59,900 Active 41 DOM
12. 2026-06-02
    days on market $59,900 Active 37 DOM
13. 2026-06-01
    days on market $59,900 Active 36 DOM
14. 2026-05-31
    days on market $59,900 Active 35 DOM
15. 2026-05-30
    days on market $59,900 Active 34 DOM
16. 2026-05-18
    price $59,900 450-char remark
17. 2026-04-26
    listed $64,900 Active 450-char remark
18. 2019-10-07
    soldstatus $52,500 679-char remark

    Show marketing remark (679 chars)

    Move right into this lovely and meticulously maintained home. The home is tastefully designed wood laminate flooring in the kitchen and foyer. The kitchen has painted wood cabinets and is nice sized with a walk out to the side covered deck. The upper level has 2 bedrooms with a fully remodeled bathroom. The bathroom is tiled and has a large tiled shower. Other updates include: a newer Goodman GFA unit, a 100 amp circuit breaker service. The front porch was remodeled into a true 4 seasons room with stained pine finish. The yard is nicely landscaped with bushes, perennials, and window boxes on the front. All of the work is done in this home - call for an immediate showing.

19. 2019-10-04
    soldstatus $52,500
20. 2017-06-01
    listed $58,500 679-char remark

    Show marketing remark (679 chars)

    Move right into this lovely and meticulously maintained home. The home is tastefully designed wood laminate flooring in the kitchen and foyer. The kitchen has painted wood cabinets and is nice sized with a walk out to the side covered deck. The upper level has 2 bedrooms with a fully remodeled bathroom. The bathroom is tiled and has a large tiled shower. Other updates include: a newer Goodman GFA unit, a 100 amp circuit breaker service. The front porch was remodeled into a true 4 seasons room with stained pine finish. The yard is nicely landscaped with bushes, perennials, and window boxes on the front. All of the work is done in this home - call for an immediate showing.

21. 2010-06-04
    soldstatus $57,000
22. 1996-10-25
    soldstatus $35,000

ⓘ 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: $1,698 · $142/mo
• Projected year-2 tax: $1,698 · $142/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,600
• − Mortgage interest: −$3,355
• − Property taxes: −$1,698
• − Insurance: −$300
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$1,743
• Taxable income: $969
• Est. tax owed @ 24.0%: −$232
• After-tax cash flow: $1,585/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: West Carroll CUSD 314
• NCES district ID: 1700310
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 20% ▼ -3.00%
• Median HH income: $43,090
• Composite: 13.91/100
• National rank: #9483
• State rank: #498 of 620 in IL

Livability — Savanna

• Score: 64/100
• State rank: #684
• US rank: #13971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Savanna, IL
• Population (ZIP): 4,009

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 13,010 people
• By 2030: 12,150 · -6.6%
• By 2040: 10,462 · -19.6%
• By 2050: 9,078 · -30.2%
• By 2075: 6,704 · -48.5%
• By 2100: 5,004 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 5% Romanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.2% · R 64.8% · Other 2.0%
• 2008→2024 swing: -36.5pp toward R · 2008: 4.8pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+29.4 2016: R+27.1 2012: D+1.4 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.68%
• Current HPI: 144.9327
• 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

+71.1% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $59,900 NWIAR
• 2026-04-26 Listed $64,900 NWIAR
• 2019-10-07 Sold (MLS) $52,500 NWIAR
• 2019-10-04 Sold (Public Records) $52,500 Public Records
• 2017-06-01 Listed $58,500 NWIAR
• 2010-06-04 Sold (Public Records) $57,000 Public Records
• 1996-10-25 Sold (Public Records) $35,000 Public Records

Property tax history

+2.5%/yr

Latest (2024): $1,698 · +14.5% YoY. Source: county tax records.