725 S Front St · Ramsey, IL 62080

$74,900

3 bd · 2.0 ba · 1,041 sqft · Other · 111 Days on market

Built 1992 0.30 ac lot $72/sqft · at area comps Est $76k · at est. ↓ 17% 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +8.3/15.0
• Appreciation +7.6/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come see this 3, possibly 4, bedroom 2 full bath house on a corner lot. Has a 30 X 30 detached garage and a covered back porch.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1992

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#887 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools F, crime D-, amenities F.
• Ramsey CUSD 204 (rural): math 23% / reading 42% proficiency, ranked #233 of 620 in IL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($518 loan paydown + $4k appreciation (5.2% local appreciation)).
• Fayette County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.37% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.85%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (median comp): $76,200
• List price: $74,900
• Delta: -1.71%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 2.91×
• Total profit: $40,074
• Equity at exit: $43,224

10-year hold

• IRR: 28.9%
• Equity multiple: 5.85×
• Total profit: $101,681
• Equity at exit: $75,252

Cash invested: $20,972 (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 62080

• Home prices YoY: 3.3%
• Active inventory: 8
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $347

Break-even live

Break-even rent $583

Max offer price $74,900

Occupancy floor 61%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-06
   price $74,900 127-char remark

   Show marketing remark (127 chars)

   Come see this 3, possibly 4, bedroom 2 full bath house on a corner lot. Has a 30 X 30 detached garage and a covered back porch.

2. 2026-03-16
   price $84,900 127-char remark

   Show marketing remark (127 chars)

   Come see this 3, possibly 4, bedroom 2 full bath house on a corner lot. Has a 30 X 30 detached garage and a covered back porch.

3. 2026-02-03
   listed $89,900 Active 127-char remark

   Show marketing remark (127 chars)

   Come see this 3, possibly 4, bedroom 2 full bath house on a corner lot. Has a 30 X 30 detached garage and a covered back porch.

ⓘ 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: $441 · $37/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$629/yr (+$52/mo · 142.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,269
• − Mortgage interest: −$4,196
• − Property taxes: −$441
• − Insurance: −$374
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,179
• Taxable income: $3,116
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $3,416/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: Ramsey CUSD 204
• NCES district ID: 1733090
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $39,290
• Composite: 27.18/100
• National rank: #7023
• State rank: #233 of 620 in IL

Livability — Ramsey

• Score: 62/100
• State rank: #887
• US rank: #17279

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ramsey, IL
• City population: 3,056
• Population (ZIP): 3,056

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 21,667 people
• By 2030: 21,362 · -1.4%
• By 2040: 20,602 · -4.9%
• By 2050: 19,669 · -9.2%
• By 2075: 16,870 · -22.1%
• By 2100: 12,861 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+64.7) · D 17.0% · R 81.7% · Other 1.3%
• 2008→2024 swing: -48.9pp toward R · 2008: -15.8pp · 2024: -64.7pp
• All cycles: 2024: R+64.7 2020: R+61.8 2016: R+58.3 2012: R+34.6 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.17%
• Current HPI: 163.3277
• 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

-16.7% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $74,900 CIBR
• 2026-03-16 Price Changed $84,900 CIBR
• 2026-02-03 Listed $89,900 CIBR