1300 Lincoln St · Eldorado, IL 62930

$82,500

1 bd · 1.0 ba · 1,216 sqft · SingleFamily · 162 Days on market

Built 1920 5,300 sqft lot $68/sqft · 86% above area ↓ 6% 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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Come take a look at this fully remodeled move-in ready, 1-bedroom, 1-bath home. It sits on a corner lot and has been fully updated in 2025. Every detail has been completed for comfort and peace of mind. Recent upgrades include a brand-new roof, plush carpeting, stylish vinyl plank flooring, and modern kitchen cabinets and countertops. The home comes with all major kitchen appliances and washer and dryer. The freshly painted front porch and foundation adds to its curb appeal, creating a warm and inviting exterior. Whether you're looking for a cozy primary residence, a turnkey rental, or a low-maintenance getaway, this home checks every box. There is an unfinished upstairs that can be complet

Key facts

• Brand new roof
• Corner lot
• Plush carpeting

Tags

• CORNER LOT
• BRAND NEW ROOF
• PLUSH CARPETING
• VINYL PLANK FLOORING
• MODERN KITCHEN CABINETS
• MAJOR KITCHEN APPLIANCES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 9.7% in Eldorado — 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 65/100 on livability (#658 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, crime D-, amenities F.
• Eldorado CUSD 4 (town): math 11% / reading 19% proficiency, ranked #526 of 620 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Saline County population projected at -16% 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 $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 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. 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: 1.53% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.71%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (median comp): $44,276
• List price: $82,500
• Delta: 86.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 Lincoln St	0.00mi	1/1.0	1,216 (0%)	0mo	$70,000	$58	100
1163 First	0.17mi	2/1.5 (+1)	1,100 (-10%)	5mo	$29,750	$27	66
1020 State St	0.20mi	2/1.5 (+1)	1,296 (+7%)	15mo	$58,750	$45	60
1151 1st St	0.18mi	2/2.0 (+1)	1,104 (-9%)	14mo	$42,000	$38	56
2815 Jones St	0.66mi	2/1.0 (+1)	1,250 (+3%)	5mo	$121,100	$97	55
1508 Fisk St	0.29mi	2/1.0 (+1)	1,080 (-11%)	12mo	$10,000	$9	53
2010 1st St	0.28mi	2/2.0 (+1)	1,061 (-13%)	5mo	$85,000	$80	52
2200 Pine St	0.44mi	2/2.0 (+1)	1,341 (+10%)	19mo	$52,000	$39	38
550 Old Broughton Rd	0.70mi	2/2.0 (+1)	1,043 (-14%)	5mo	$70,000	$67	30

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: 19.3%
• Equity multiple: 1.78×
• Total profit: $18,128
• Equity at exit: $12,301

10-year hold

• IRR: 27.6%
• Equity multiple: 3.44×
• Total profit: $56,283
• Equity at exit: $7,133

Cash invested: $23,100 (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 62930

• Active inventory: 42
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $495

Break-even live

Break-even rent $639

Max offer price $82,500

Occupancy floor 56%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-04
   price $82,500
2. 2026-02-17
   status Active
3. 2026-01-22
   historical Contingent - Continue to Show
4. 2026-01-07
   status Active
5. 2026-01-06
   historical
6. 2026-01-06
   historical
7. 2026-01-05
   status Active
8. 2026-01-05
   historical
9. 2025-12-30
   price $87,500
10. 2025-12-30
    price $92,500
11. 2025-12-29
    price $87,500
12. 2025-11-05
    listed 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: $453 · $38/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$710/yr (+$59/mo · 156.6%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,184
• − Mortgage interest: −$4,621
• − Property taxes: −$453
• − Insurance: −$412
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$2,400
• Taxable income: $4,868
• Est. tax owed @ 24.0%: −$1,168
• After-tax cash flow: $4,770/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: Eldorado CUSD 4
• NCES district ID: 1713660
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $36,707
• Composite: 12.47/100
• National rank: #9627
• State rank: #526 of 620 in IL

Livability — Eldorado

• Score: 65/100
• State rank: #658
• US rank: #13492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldorado, IL
• Population (ZIP): 5,763

Population outlook (Saline County) Hauer SSP2

• Today (2025): 23,915 people
• By 2030: 23,262 · -2.7%
• By 2040: 21,775 · -8.9%
• By 2050: 20,098 · -16.0%
• By 2075: 15,234 · -36.3%
• By 2100: 10,302 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea, Vietnam
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+49.0) · D 24.8% · R 73.8% · Other 1.3%
• 2008→2024 swing: -40.1pp toward R · 2008: -8.9pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.9 2016: R+50.7 2012: R+29.0 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.64%
• Current HPI: 75.0826
• 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

-5.7% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $82,500 MRED as Distributed by MLS Grid
• 2026-02-17 Relisted — MRED as Distributed by MLS Grid
• 2026-01-22 Contingent — MRED as Distributed by MLS Grid
• 2026-01-07 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-05 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-30 Price Changed $87,500 MRED as Distributed by MLS Grid
• 2025-12-30 Price Changed $92,500 MRED as Distributed by MLS Grid
• 2025-12-29 Price Changed $87,500 MRED as Distributed by MLS Grid
• 2025-11-05 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2024): $453 · +2.8% YoY. Source: county tax records.