705 W Adams St · Blandinsville, IL 61420

$69,900

2 bd · 1.0 ba · 784 sqft · Other public records · 172 Days on market

Built 1920 0.38 ac lot $89/sqft · 114% above area Est $51k · 36% over

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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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +7.0/10.0
• Appreciation +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

With an oversized 36'x22' garage plus a 32'x16' metal building, this affordable property has lots of space for your vehicles, toys, and hobbies. Freshly painted interior. New vinyl plank flooring and carpet were installed on the main level in 2025. There are two adjoining rooms upstairs -- one could be used as a 3rd bedroom. Mature trees provide plenty of shade.

Key facts

• Metal building
• Oversized garage
• Vinyl plank flooring

Tags

• OVERSIZED GARAGE
• METAL BUILDING
• FRESHLY PAINTED INTERIOR
• VINYL PLANK FLOORING
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($841 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#916 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, crime D-.
• West Prairie CUSD 103 (rural): math 20% / reading 23% proficiency, ranked #408 of 620 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($483 loan paydown + $1k appreciation (1.9% local appreciation)).
• At projected returns (1.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $70k implies a 438% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

• ARV (median comp): $51,417
• List price: $69,900
• Delta: 35.95%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

1.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.76×
• Total profit: $14,825
• Equity at exit: $27,113

10-year hold

• IRR: 16.8%
• Equity multiple: 3.22×
• Total profit: $43,476
• Equity at exit: $38,694

Cash invested: $19,572 (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 61420

• Home prices YoY: 1.5%
• Active inventory: 6
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $841 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $164

Break-even live

Break-even rent $634

Max offer price $69,900

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $69,900 Active 172 DOM
2. 2026-06-18
   days on market $69,900 Active 171 DOM
3. 2026-06-17
   days on market $69,900 Active 170 DOM
4. 2026-06-16
   days on market $69,900 Active 169 DOM
5. 2026-06-15
   days on market $69,900 Active 168 DOM
6. 2026-06-14
   days on market $69,900 Active 166 DOM
7. 2026-06-12
   days on market $69,900 Active 165 DOM
8. 2026-06-09
   days on market $69,900 Active 162 DOM
9. 2026-06-08
   days on market $69,900 Active 161 DOM
10. 2026-06-07
    days on market $69,900 Active 160 DOM
11. 2026-06-05
    days on market $69,900 Active 158 DOM
12. 2026-06-04
    days on market $69,900 Active 156 DOM
13. 2026-06-02
    days on market $69,900 Active 155 DOM
14. 2026-06-01
    days on market $69,900 Active 154 DOM
15. 2026-05-31
    days on market $69,900 Active 153 DOM
16. 2026-05-31
    days on market $69,900 Active 152 DOM
17. 2026-05-11
    status Active 364-char remark

    Show marketing remark (364 chars)

    With an oversized 36'x22' garage plus a 32'x16' metal building, this affordable property has lots of space for your vehicles, toys, and hobbies. Freshly painted interior. New vinyl plank flooring and carpet were installed on the main level in 2025. There are two adjoining rooms upstairs -- one could be used as a 3rd bedroom. Mature trees provide plenty of shade.

18. 2026-05-09
    historical 364-char remark

    Show marketing remark (364 chars)

    With an oversized 36'x22' garage plus a 32'x16' metal building, this affordable property has lots of space for your vehicles, toys, and hobbies. Freshly painted interior. New vinyl plank flooring and carpet were installed on the main level in 2025. There are two adjoining rooms upstairs -- one could be used as a 3rd bedroom. Mature trees provide plenty of shade.

19. 2026-05-08
    historical Under Contract 364-char remark

    Show marketing remark (364 chars)

    With an oversized 36'x22' garage plus a 32'x16' metal building, this affordable property has lots of space for your vehicles, toys, and hobbies. Freshly painted interior. New vinyl plank flooring and carpet were installed on the main level in 2025. There are two adjoining rooms upstairs -- one could be used as a 3rd bedroom. Mature trees provide plenty of shade.

20. 2026-03-05
    status Pending 364-char remark

    Show marketing remark (364 chars)

    With an oversized 36'x22' garage plus a 32'x16' metal building, this affordable property has lots of space for your vehicles, toys, and hobbies. Freshly painted interior. New vinyl plank flooring and carpet were installed on the main level in 2025. There are two adjoining rooms upstairs -- one could be used as a 3rd bedroom. Mature trees provide plenty of shade.

21. 2026-01-21
    status Active 364-char remark

    Show marketing remark (364 chars)

    With an oversized 36'x22' garage plus a 32'x16' metal building, this affordable property has lots of space for your vehicles, toys, and hobbies. Freshly painted interior. New vinyl plank flooring and carpet were installed on the main level in 2025. There are two adjoining rooms upstairs -- one could be used as a 3rd bedroom. Mature trees provide plenty of shade.

22. 2026-01-14
    historical 364-char remark

    Show marketing remark (364 chars)

    With an oversized 36'x22' garage plus a 32'x16' metal building, this affordable property has lots of space for your vehicles, toys, and hobbies. Freshly painted interior. New vinyl plank flooring and carpet were installed on the main level in 2025. There are two adjoining rooms upstairs -- one could be used as a 3rd bedroom. Mature trees provide plenty of shade.

23. 2025-10-13
    listed $75,000 Active 364-char remark

    Show marketing remark (364 chars)

    With an oversized 36'x22' garage plus a 32'x16' metal building, this affordable property has lots of space for your vehicles, toys, and hobbies. Freshly painted interior. New vinyl plank flooring and carpet were installed on the main level in 2025. There are two adjoining rooms upstairs -- one could be used as a 3rd bedroom. Mature trees provide plenty of shade.

24. 2025-04-25
    soldstatus $13,001 Closed 330-char remark

    Show marketing remark (330 chars)

    This property includes a nice 2 car detached garage, large shaded yard and home with 2+ bedrooms, laundry room and eat-in kitchen. Home will need some work but layout and square footage are good and upstairs also includes a bonus room that could be used as 3rd bedroom. This property is currently offered to buyers at Auction.com.

25. 2025-03-06
    status Pending 330-char remark

    Show marketing remark (330 chars)

    This property includes a nice 2 car detached garage, large shaded yard and home with 2+ bedrooms, laundry room and eat-in kitchen. Home will need some work but layout and square footage are good and upstairs also includes a bonus room that could be used as 3rd bedroom. This property is currently offered to buyers at Auction.com.

26. 2025-03-03
    price $24,900 330-char remark

    Show marketing remark (330 chars)

    This property includes a nice 2 car detached garage, large shaded yard and home with 2+ bedrooms, laundry room and eat-in kitchen. Home will need some work but layout and square footage are good and upstairs also includes a bonus room that could be used as 3rd bedroom. This property is currently offered to buyers at Auction.com.

27. 2024-11-13
    price $34,900 330-char remark

    Show marketing remark (330 chars)

    This property includes a nice 2 car detached garage, large shaded yard and home with 2+ bedrooms, laundry room and eat-in kitchen. Home will need some work but layout and square footage are good and upstairs also includes a bonus room that could be used as 3rd bedroom. This property is currently offered to buyers at Auction.com.

28. 2024-11-12
    listed $39,900 Active 330-char remark

    Show marketing remark (330 chars)

    This property includes a nice 2 car detached garage, large shaded yard and home with 2+ bedrooms, laundry room and eat-in kitchen. Home will need some work but layout and square footage are good and upstairs also includes a bonus room that could be used as 3rd bedroom. This property is currently offered to buyers at Auction.com.

29. 2024-10-02
    price $39,900
30. 2024-09-05
    price $44,900
31. 2024-07-29
    listed $49,900 Active
32. 2024-06-09
    listed $54,900 Active

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $1,424 · $119/mo
• Expected delta: +$163/yr (+$14/mo · 12.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,097
• − Mortgage interest: −$3,915
• − Property taxes: −$1,261
• − Insurance: −$350
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$2,033
• Taxable income: $921
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $1,746/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 Prairie CUSD 103
• NCES district ID: 1700314
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $44,721
• Composite: 18.65/100
• National rank: #8890
• State rank: #408 of 620 in IL

Livability — Blandinsville

• Score: 61/100
• State rank: #916
• US rank: #17770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blandinsville, IL
• City population: 1,034
• Population (ZIP): 1,034

Population outlook (McDonough County) Hauer SSP2

• Today (2025): 33,242 people
• By 2030: 33,318 · +0.2%
• By 2040: 33,520 · +0.8%
• By 2050: 33,630 · +1.2%
• By 2075: 33,657 · +1.2%
• By 2100: 33,127 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Asian 1%
• Common ancestry: Italian 7% Iranian 2% Slovak 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · McDonough

• 2024 margin: R (+18.9) · D 39.7% · R 58.5% · Other 1.8%
• 2008→2024 swing: -24.4pp toward R · 2008: 5.6pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+16.6 2016: R+11.7 2012: R+1.5 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.88%
• Current HPI: 128.4296
• 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

+36.6% since first listed

16 events — show timeline

• 2026-05-11 Relisted — RMLSA as Distributed by MLS Grid
• 2026-05-09 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-05-08 Contingent — RMLSA as Distributed by MLS Grid
• 2026-03-05 Pending — RMLSA as Distributed by MLS Grid
• 2026-01-21 Relisted — RMLSA as Distributed by MLS Grid
• 2026-01-14 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-13 Listed $75,000 RMLSA as Distributed by MLS Grid
• 2025-04-25 Sold (MLS) $13,001 RMLSA as Distributed by MLS Grid
• 2025-03-06 Pending — RMLSA as Distributed by MLS Grid
• 2025-03-03 Price Changed $24,900 RMLSA as Distributed by MLS Grid
• 2024-11-13 Price Changed $34,900 RMLSA as Distributed by MLS Grid
• 2024-11-12 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2024-10-02 Price Changed $39,900 IAR
• 2024-09-05 Price Changed $44,900 IAR
• 2024-07-29 Listed $49,900 IAR
• 2024-06-09 Listed $54,900 IAR

Property tax history

+8.6%/yr

Latest (2024): $1,261 · +95.2% YoY. Source: county tax records.