507 W Partridge St · Metamora, IL 61548

$229,000

3 bd · 1.0 ba · 1,533 sqft · SingleFamily public records · 9 Days on market

Built 1951 6,800 sqft lot Est $169k · 36% over

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Why this score? — see what drove the F 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 +8.0/30.0
• Appreciation +7.6/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Looking for the perfect place to plant your roots? Check out this quality built 3 bedroom brick ranch that blends classic charm with completely modern, worry-free updates. Big ticket items are already done for you: a newer roof (2013), updated windows, and high efficiency furnace (2019). Unwind in your private 3 season porch--the perfect spot for morning coffee or bug free summer nights. Immediate possession. Walking distance to parochial grade school, community pool, and golf course.

Key facts

• Newer roof
• Updated windows
• 6,800 sq ft lot

Tags

• NEWER ROOF
• UPDATED WINDOWS
• HIGH EFFICIENCY FURNACE
• PRIVATE 3 SEASON PORCH

Property features AI

Finance

• Other: Zoned R
• HOA & community: No association fee

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1951
• Construction: Shingle roof; Full unfinished basement
• Exterior features: Replacement windows; Lean-to; Level lot

Interior

• Kitchen: Kitchen with vinyl flooring; Microwave; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet in living areas and bedrooms; Vinyl in the kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; High-efficiency heating; Central air conditioning
• Interior features: Ceiling fans; Three-season porch
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (16.7% below list).
• Recommended offer: $187k (18.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#98 in IL, #1,582 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• County Of Woodford School (town): math 47% / reading 44% proficiency, ranked #75 of 620 in IL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Metamora High School (math 47% / reading 44%, grade D-, #58 of 693 statewide, top 8%, 915 students, 0% FRL).
• Market conditions: 99 active listings in the ZIP; 35 units permitted in Woodford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $12k appreciation (5.2% local appreciation)).
• Woodford County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,114 (18.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.44%
• DSCR: 0.80
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $168,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 W Monroe St	0.14mi	3/2.0	1,561 (+2%)	1mo	$239,900	$154	86
320 W Michigan Ave	0.26mi	3/2.0	1,590 (+4%)	1mo	$245,000	$154	77
503 W Mount Vernon St	0.07mi	4/1.5 (+1)	1,588 (+4%)	13mo	$175,000	$110	73
216 W Partridge St	0.19mi	2/1.0 (-1)	1,538 (+0%)	16mo	$161,000	$105	73
414 S Menard St	0.46mi	3/1.5	1,567 (+2%)	7mo	$158,000	$101	68
121 N Tazewell St	0.09mi	3/2.0	1,732 (+13%)	6mo	$90,000	$52	65
404 N Washington St	0.14mi	4/2.0 (+1)	1,600 (+4%)	17mo	$168,000	$105	63
705 N Crestview Dr	0.38mi	3/2.5	1,666 (+9%)	4mo	$260,000	$156	58
511 S Davenport St	0.53mi	2/2.0 (-1)	1,560 (+2%)	10mo	$200,500	$129	56
200 W Bertram St	0.48mi	3/2.0	1,585 (+3%)	16mo	$175,000	$110	55
306 S Davenport St	0.46mi	3/2.0	1,470 (-4%)	20mo	$169,000	$115	52
306 W Bertram St	0.46mi	3/1.5	1,617 (+6%)	21mo	$149,900	$93	50

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

Projected returns pro-forma

5.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.62×
• Total profit: $39,768
• Equity at exit: $131,857

10-year hold

• IRR: 11.1%
• Equity multiple: 3.07×
• Total profit: $132,662
• Equity at exit: $229,310

Cash invested: $64,120 (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 61548

• Home prices YoY: 1.5%
• Active inventory: 99
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$448 /mo · $5,371/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-237

Break-even live

Break-even rent $2,207

Max offer price $187,114

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-172	+0% $-237	+5% $-302	+10% $-367
Rent	-10% $-388	-5% $-312	+0% $-237	+5% $-162	+10% $-86
Rate	-1.0pp $-122	-0.5pp $-179	base $-237	+0.5pp $-296	+1.0pp $-357

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $229,000 Active 9 DOM
2. 2026-06-19
   days on market $229,000 Active 7 DOM
3. 2026-06-18
   days on market $229,000 Active 6 DOM
4. 2026-06-17
   days on market $229,000 Active 5 DOM
5. 2026-06-16
   days on market $229,000 Active 4 DOM
6. 2026-06-15
   days on market $229,000 Active 3 DOM
7. 2026-06-13
   remarks 489-char remark
8. 2026-06-13
   listed $229,000 Active 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: $5,371 · $448/mo
• Projected year-2 tax: $5,371 · $448/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 18 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: $22,888
• − Mortgage interest: −$12,828
• − Property taxes: −$5,371
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$6,662
• Taxable loss: −$6,779
• Est. tax savings @ 24.0%: +$1,627
• After-tax cash flow: $-1,218/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: County Of Woodford School
• NCES district ID: 1725770
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $72,248
• Composite: 41.2/100
• National rank: #3540
• State rank: #75 of 620 in IL

Livability — Metamora

• Score: 81/100
• State rank: #98
• US rank: #1582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metamora, IL
• Population (ZIP): 12,165

Population outlook (Woodford County) Hauer SSP2

• Today (2025): 39,897 people
• By 2030: 40,038 · +0.4%
• By 2040: 39,745 · -0.4%
• By 2050: 38,585 · -3.3%
• By 2075: 34,769 · -12.9%
• By 2100: 27,616 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 3% Portuguese 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Woodford

• 2024 margin: Solid R (+42.0) · D 28.2% · R 70.3% · Other 1.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -26.6pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+40.2 2016: R+41.8 2012: R+39.2 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.15%
• Current HPI: 345.14
• 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

1 event — show timeline

• 2026-06-11 Listed $229,000 RMLSA as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $5,371 · +6.3% YoY. Source: county tax records.