210 W Jefferson St · Villa Grove, IL 61956

$69,900

2 bd · 1.0 ba · 948 sqft · SingleFamily public records · 1 Days on market

Built 1910 7,668 sqft lot Est $69k · at est.

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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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.0/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 210 W. Jefferson! Whether you are looking for a starter home or an investment opportunity, this 2 bedroom home is the one for you! The kitchen and bathroom have been remodeled and thoughtfully designed. Many updates include roof '21, some appliances, some replacement windows. You will appreciate the large detached garage for additional storage space and deep lot with mature trees. Call today to schedule your appointment!

Key facts

• 7,668 sq ft lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $70k).

Location & tenants

• Location reads 64/100 on livability (#713 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: employment D, amenities F, commute F.
• Villa Grove CUSD 302 (rural): math 15% / reading 19% proficiency, ranked #464 of 620 in IL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Villa Grove Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 342 students, 0% FRL); Villa Grove High School (math 15% / reading 15%, grade F, #462 of 693 statewide, top 68%, 201 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP; 36 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Douglas County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1910 — 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 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?
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: 1.25% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $69,204
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 W Harrison St	0.14mi	2/1.5	959 (+1%)	9mo	$149,000	$155	82
203 N Pine St	0.06mi	2/1.0	960 (+1%)	17mo	$62,000	$65	81
303 S Spruce St	0.43mi	3/1.0 (+1)	945 (-0%)	2mo	$36,050	$38	73
503 W Wilson Ave	0.24mi	3/1.0 (+1)	1,008 (+6%)	2mo	$73,500	$73	71
210 N Walnut St	0.05mi	2/1.0	1,016 (+7%)	21mo	$69,000	$68	68
207 N Pine St	0.07mi	2/1.0	836 (-12%)	11mo	$100,000	$120	68
512 N Richman St	0.28mi	3/1.0 (+1)	1,000 (+6%)	8mo	$106,500	$107	66
605 S Sycamore St	0.55mi	2/1.0	1,013 (+7%)	3mo	$85,000	$84	61
306 East Harrison St	0.46mi	2/1.0	1,044 (+10%)	2mo	$13,800	$13	60
307 E Wilson St	0.50mi	3/1.0 (+1)	953 (+0%)	20mo	$60,000	$63	54
703 S Spruce St	0.63mi	3/1.0 (+1)	1,018 (+7%)	7mo	$75,000	$74	47
405 E Wilson St	0.55mi	2/1.0	889 (-6%)	22mo	$65,000	$73	46

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-2,854
• Equity at exit: $10,422

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $8,592
• Equity at exit: $6,044

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 61956

• Home prices YoY: -9.3%
• Active inventory: 10
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$164 /mo · $1,971/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $132

Break-even live

Break-even rent $709

Max offer price $69,900

Occupancy floor 80%

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 5 events

1. 2026-05-14
   status Pending
2. 2014-12-12
   historical
3. 2012-11-30
   historical
4. 2003-05-29
   soldstatus $47,500
5. 1991-11-01
   soldstatus $28,500

ⓘ 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: $1,971 · $164/mo
• Projected year-2 tax: $1,971 · $164/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 19 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: $10,512
• − Mortgage interest: −$3,915
• − Property taxes: −$1,971
• − Insurance: −$350
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$2,033
• Taxable income: $560
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $1,450/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: Villa Grove CUSD 302
• NCES district ID: 1740320
• Math proficiency: 15% ▼ -6.00%
• Reading proficiency: 19% ▼ -12.00%
• Median HH income: $52,614
• Composite: 15.67/100
• National rank: #9286
• State rank: #464 of 620 in IL

Livability — Villa Grove

• Score: 64/100
• State rank: #713
• US rank: #14496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villa Grove, IL
• Population (ZIP): 3,046

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 19,209 people
• By 2030: 18,940 · -1.4%
• By 2040: 18,397 · -4.2%
• By 2050: 17,829 · -7.2%
• By 2075: 16,395 · -14.6%
• By 2100: 14,329 · -25.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Asian 1% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Italian 2% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+46.1) · D 26.1% · R 72.3% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: -21.3pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.4 2016: R+46.3 2012: R+36.8 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.97%
• Current HPI: 213.6799
• 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

+66.7% since first listed

5 events — show timeline

• 2026-05-14 Pending — MRED as Distributed by MLS Grid
• 2014-12-12 Listing Removed — MRED as Distributed by MLS Grid
• 2012-11-30 Listing Removed — MRED as Distributed by MLS Grid
• 2003-05-29 Sold (Public Records) $47,500 Public Records
• 1991-11-01 Sold (Public Records) $28,500 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,971 · +6.5% YoY. Source: county tax records.