513 Sandusky St · Catlin, IL 61817

$75,000

2 bd · 1.0 ba · 1,088 sqft · SingleFamily · 257 Days on market

Built 1926 7,841 sqft lot Est $149k · 50% under ↓ 23% since listing

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Why this score? — see what drove the A 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this delightful 2-bedroom, 1-bath home nestled on a spacious corner lot in the peaceful Town of Catlin. Offering comfort, convenience, and flexibility, this property is perfect for first-time buyers, downsizers, or anyone looking to put their personal touch on a solid home. Step inside to find a warm and inviting layout, including a cozy den that can easily be converted into a third bedroom, home office, or creative space — the choice is yours! The home features a 2-car garage for added storage and convenience, as well as a side deck perfect for relaxing evenings or entertaining guests. Whether you're looking to move right in or make a few updates to make it your own, this

Key facts

• Cozy den
• Side deck
• Corner lot

Tags

• CORNER LOT
• COZY DEN
• SIDE DECK

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public and well water sources; Public sewer
• Home design: Single-family residence; One level / single-story
• Construction: Vinyl siding
• Exterior features: Gravel road access; Shingle roof

Interior

• Kitchen: Gas water heater
• Bedrooms: Rooms total: 7 (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating with forced air and hot water components
• Interior features: One fireplace; Unfinished full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#522 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Market conditions: 14 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 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 1926 — 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. 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: 1.30% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.26%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $149,056
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 W Center St	0.07mi	2/1.0	1,062 (-2%)	22mo	$94,700	$89	74
504 Walnut St	0.21mi	3/1.0 (+1)	1,010 (-7%)	20mo	$138,500	$137	57
107 Burris St	0.34mi	3/1.0 (+1)	1,000 (-8%)	21mo	$155,000	$155	48
102 State St	0.58mi	3/1.0 (+1)	950 (-13%)	7mo	$121,800	$128	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 3.70×
• Total profit: $56,752
• Equity at exit: $67,566

10-year hold

• IRR: 30.0%
• Equity multiple: 8.36×
• Total profit: $154,659
• Equity at exit: $145,709

Cash invested: $21,000 (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 61817

• Home prices YoY: 10.2%
• Active inventory: 14
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $250

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 69%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Wabash Ave Catlin, IL	3.0	1.0	1150	$950	$0.83	44d	1	0.60mi
207 Martin Ct Catlin, IL	2.0	1.5	850	$999	$1.18	2d	1	0.68mi
211 Martin Ct Apt A Catlin, IL	2.0	1.5	990	$975	$0.98	2d	1	0.71mi

Listing history 18 events

1. 2026-06-19
   days on market $75,000 Active 257 DOM
2. 2026-06-18
   days on market $75,000 Active 256 DOM
3. 2026-06-17
   days on market $75,000 Active 255 DOM
4. 2026-06-16
   days on market $75,000 Active 254 DOM
5. 2026-06-15
   days on market $75,000 Active 253 DOM
6. 2026-06-14
   days on market $75,000 Active 251 DOM
7. 2026-06-12
   days on market $75,000 Active 250 DOM
8. 2026-06-09
   days on market $75,000 Active 247 DOM
9. 2026-06-08
   days on market $75,000 Active 246 DOM
10. 2026-06-07
    pricedays on market $75,000 Active 245 DOM
11. 2026-06-03
    days on market $85,000 Active 241 DOM
12. 2026-06-02
    days on market $85,000 Active 240 DOM
13. 2026-06-01
    days on market $85,000 Active 239 DOM
14. 2026-05-31
    days on market $85,000 Active 238 DOM
15. 2026-05-30
    days on market $85,000 Active 237 DOM
16. 2026-05-06
    price $85,000
17. 2026-03-31
    price $100,000
18. 2025-10-06
    listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,663
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$2,182
• Taxable income: $1,914
• Est. tax owed @ 24.0%: −$459
• After-tax cash flow: $2,535/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)

No district data.

Livability — Catlin

• Score: 67/100
• State rank: #522
• US rank: #10766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catlin, IL
• Population (ZIP): 2,447

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 1% Black 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Slovak 5% Iranian 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.05%
• Current HPI: 260.408
• 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

-22.7% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $85,000 CIBR
• 2026-03-31 Price Changed $100,000 CIBR
• 2025-10-06 Listed $110,000 CIBR

Property tax history

-0.7%/yr

Latest (2024): $75 · -3.7% YoY. Source: county tax records.