401 N Main St · Saybrook, IL 61770

$49,900

4 bd · 2.0 ba · 920 sqft · Other public records · 282 Days on market

Built 1889 $54/sqft · 39% below area ↓ 9% 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
• Appreciation +7.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Located in Saybrook IL. Spacious 3-bedroom, 2-bath home on a large half-acre lot along a popular street in Saybrook, IL, value-priced well below market for a quick cash sale. This property last sold nearly 20 years ago for $49,000, before any modern updates or appreciation, making it an excellent opportunity for investors seeking strong rental income or long-term profits, or for a buyer wanting privacy and space to raise a family. Exterior viewing only—no interior showings or photos available. The home is vacant and being sold as-is, with no contingencies. An updated RPR report may be provided upon request. Taxes paid till 2026. Buyer or buyer's agent to verify MLS info, bed and bath counts are estimates based on the current available info.

Key facts

• Built 1889
• Listed 282 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,139 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, schools F.
• Ridgeview CUSD 19 (rural): math 13% / reading 13% proficiency, ranked #519 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 247 units permitted in McLean County in 2024 (54 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($345 loan paydown + $2k appreciation (4.7% local appreciation)).
• At projected returns (4.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 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 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.20% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.15%
• DSCR: 2.52
• GRM: 3.8

CMA / ARV

• ARV (median comp): $163,689
• List price: $49,900
• Delta: -69.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 3.59×
• Total profit: $36,192
• Equity at exit: $27,505

10-year hold

• IRR: 40.9%
• Equity multiple: 7.30×
• Total profit: $88,060
• Equity at exit: $46,842

Cash invested: $13,972 (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 61770

• Home prices YoY: 3.0%
• Active inventory: 7
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$189 /mo · $2,267/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $398

Break-even live

Break-even rent $597

Max offer price $49,900

Occupancy floor 59%

Sensitivity live

Price	-10% $559	-5% $412	+0% $398	+5% $383	+10% $369
Rent	-10% $311	-5% $354	+0% $398	+5% $441	+10% $485
Rate	-1.0pp $423	-0.5pp $410	base $398	+0.5pp $385	+1.0pp $372

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 S Washington St Saybrook, IL	3.0	1.0	1000	$1,100	$1.10	14d	1	0.16mi

Listing history 21 events

1. 2026-06-21
   days on market $49,900 Active 282 DOM
2. 2026-06-18
   days on market $49,900 Active 280 DOM
3. 2026-06-17
   days on market $49,900 Active 279 DOM
4. 2026-06-16
   days on market $49,900 Active 278 DOM
5. 2026-06-15
   days on market $49,900 Active 277 DOM
6. 2026-06-13
   days on market $49,900 Active 275 DOM
7. 2026-06-12
   days on market $49,900 Active 274 DOM
8. 2026-06-09
   days on market $49,900 Active 271 DOM
9. 2026-06-08
   days on market $49,900 Active 270 DOM
10. 2026-06-07
    days on market $49,900 Active 269 DOM
11. 2026-06-04
    days on market $49,900 Active 265 DOM
12. 2026-06-02
    days on market $49,900 Active 264 DOM
13. 2026-06-01
    days on market $49,900 Active 263 DOM
14. 2026-05-31
    days on market $49,900 Active 262 DOM
15. 2026-05-31
    days on market $49,900 Active 261 DOM
16. 2026-04-16
    status Active 756-char remark

    Show marketing remark (756 chars)

    Located in Saybrook IL. Spacious 3-bedroom, 2-bath home on a large half-acre lot along a popular street in Saybrook, IL, value-priced well below market for a quick cash sale. This property last sold nearly 20 years ago for $49,000, before any modern updates or appreciation, making it an excellent opportunity for investors seeking strong rental income or long-term profits, or for a buyer wanting privacy and space to raise a family. Exterior viewing only—no interior showings or photos available. The home is vacant and being sold as-is, with no contingencies. An updated RPR report may be provided upon request. Taxes paid till 2026. Buyer or buyer's agent to verify MLS info, bed and bath counts are estimates based on the current available info.

17. 2026-04-04
    historical Active Under Contract 756-char remark

    Show marketing remark (756 chars)

    Located in Saybrook IL. Spacious 3-bedroom, 2-bath home on a large half-acre lot along a popular street in Saybrook, IL, value-priced well below market for a quick cash sale. This property last sold nearly 20 years ago for $49,000, before any modern updates or appreciation, making it an excellent opportunity for investors seeking strong rental income or long-term profits, or for a buyer wanting privacy and space to raise a family. Exterior viewing only—no interior showings or photos available. The home is vacant and being sold as-is, with no contingencies. An updated RPR report may be provided upon request. Taxes paid till 2026. Buyer or buyer's agent to verify MLS info, bed and bath counts are estimates based on the current available info.

18. 2025-10-27
    price $49,900 756-char remark

    Show marketing remark (756 chars)

    Located in Saybrook IL. Spacious 3-bedroom, 2-bath home on a large half-acre lot along a popular street in Saybrook, IL, value-priced well below market for a quick cash sale. This property last sold nearly 20 years ago for $49,000, before any modern updates or appreciation, making it an excellent opportunity for investors seeking strong rental income or long-term profits, or for a buyer wanting privacy and space to raise a family. Exterior viewing only—no interior showings or photos available. The home is vacant and being sold as-is, with no contingencies. An updated RPR report may be provided upon request. Taxes paid till 2026. Buyer or buyer's agent to verify MLS info, bed and bath counts are estimates based on the current available info.

19. 2025-09-11
    listed $57,000 Active 756-char remark

    Show marketing remark (756 chars)

    Located in Saybrook IL. Spacious 3-bedroom, 2-bath home on a large half-acre lot along a popular street in Saybrook, IL, value-priced well below market for a quick cash sale. This property last sold nearly 20 years ago for $49,000, before any modern updates or appreciation, making it an excellent opportunity for investors seeking strong rental income or long-term profits, or for a buyer wanting privacy and space to raise a family. Exterior viewing only—no interior showings or photos available. The home is vacant and being sold as-is, with no contingencies. An updated RPR report may be provided upon request. Taxes paid till 2026. Buyer or buyer's agent to verify MLS info, bed and bath counts are estimates based on the current available info.

20. 2006-08-31
    soldstatus $48,500
21. 2000-06-01
    soldstatus $55,000

ⓘ 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: $2,267 · $189/mo
• Projected year-2 tax: $2,267 · $189/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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,200
• − Mortgage interest: −$2,795
• − Property taxes: −$2,267
• − Insurance: −$250
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,452
• Taxable income: $4,325
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $3,733/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: Ridgeview CUSD 19
• NCES district ID: 1700109
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 13% ▼ -14.00%
• Median HH income: $55,966
• Composite: 12.69/100
• National rank: #9604
• State rank: #519 of 620 in IL

Livability — Saybrook

• Score: 58/100
• State rank: #1139
• US rank: #21499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saybrook, IL
• Population (ZIP): 1,081

Population outlook (McLean County) Hauer SSP2

• Today (2025): 176,468 people
• By 2030: 178,002 · +0.9%
• By 2040: 178,592 · +1.2%
• By 2050: 177,090 · +0.4%
• By 2075: 173,224 · -1.8%
• By 2100: 158,425 · -10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 6% Slovak 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · McLean

• 2024 margin: Toss-up / Even · D 51.6% · R 46.8% · Other 1.6%
• 2008→2024 swing: +3.7pp toward D · 2008: 1.2pp · 2024: 4.9pp
• All cycles: 2024: D+4.9 2020: D+3.9 2016: R+1.5 2012: R+11.1 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.74%
• Current HPI: 162.4358
• 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

-9.3% since first listed

6 events — show timeline

• 2026-04-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-04 Contingent — MARIS as Distributed by MLS Grid
• 2025-10-27 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2025-09-11 Listed $57,000 MARIS as Distributed by MLS Grid
• 2006-08-31 Sold (Public Records) $48,500 Public Records
• 2000-06-01 Sold (Public Records) $55,000 Public Records

Property tax history

+5.3%/yr

Latest (2023): $2,267 · +5.5% YoY. Source: county tax records.