602 S Park Ave · La Moille, IL 61330

$104,900

3 bd · 2.0 ba · 1,150 sqft · SingleFamily · 139 Days on market

Built 1947 10,019 sqft lot Est $124k · 16% under ↓ 5% since listing

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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).

• ARV discount +14.5/15.0
• Cash flow +11.8/30.0
• Appreciation +6.3/10.0
• 1% rule +4.5/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Well known as "The Butterfly House" because of its' winged shaped roof (new 2023) this cottage in LaMoille has a 2 car garage with a gas line to it for a heater, nice backyard, 3 BDR's, 2 full baths, laundry room, dining room, office and living room! Fresh paint, built in bookcase, good sized bedrooms, efficient kitchen, easy access to the backyard and garage thru the backdoor!! And a sizeable outdoor shed for more storage needs!! Selling AS IS, cash or conventional loans only

Key facts

• Winged shaped roof
• Built in bookcase
• Efficient kitchen

Tags

• WINGED SHAPED ROOF
• 2 CAR GARAGE
• GAS LINE FOR HEATER
• BUILT IN BOOKCASE
• EFFICIENT KITCHEN
• EASY ACCESS TO BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-28 ($-339/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (4.8% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#737 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, crime D, amenities F.
• La Moille CUSD 303 (rural): math 15% / reading 10% proficiency, ranked #788 of 919 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Allen School School (math 8% / reading 2%, grade F, #1,741 of 2,056 statewide, top 93%, 94 students, 0% FRL); Allen School School (math 8% / reading 2%, grade F, #1,741 of 2,056 statewide, top 93%, 94 students, 0% FRL); La Moille Jr/Sr High School (math 10% / reading 30%, grade F, #357 of 693 statewide, top 54%, 83 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP; 17 units permitted in Bureau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($725 loan paydown + $3k appreciation (2.5% local appreciation)).
• Bureau County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, 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 139 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,312 (12.0% 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. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $124,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 S Park Ave	0.00mi	3/2.0	1,148 (-0%)	1mo	$103,500	$90	98
704 S Park Ave	0.07mi	3/1.0	1,176 (+2%)	3mo	$106,000	$90	87
102 Cottage Ave	0.07mi	2/1.0 (-1)	1,204 (+5%)	20mo	$130,100	$108	63
101 W High St	0.23mi	2/1.0 (-1)	1,000 (-13%)	1mo	$115,000	$115	58

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

Projected returns pro-forma

2.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.28×
• Total profit: $8,308
• Equity at exit: $44,400

10-year hold

• IRR: 8.4%
• Equity multiple: 2.21×
• Total profit: $35,510
• Equity at exit: $66,346

Cash invested: $29,372 (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 61330

• Home prices YoY: 1.4%
• Active inventory: 3
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$224 /mo · $2,683/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-28

Break-even live

Break-even rent $1,035

Max offer price $99,911

Occupancy floor 98%

Sensitivity live

Price	-10% $31	-5% $1	+0% $-28	+5% $-58	+10% $-88
Rent	-10% $-107	-5% $-68	+0% $-28	+5% $11	+10% $51
Rate	-1.0pp $25	-0.5pp $-2	base $-28	+0.5pp $-55	+1.0pp $-83

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-11
   soldstatus $103,500 Closed 491-char remark

   Show marketing remark (491 chars)

   Well known as "The Butterfly House" because of its' winged shaped roof (new 2023) this cottage in LaMoille has a 2 car garage with a gas line to it for a heater, nice backyard, 3 BDR's, 2 full baths, laundry room, dining room, office and living room! Fresh paint, built in bookcase, good sized bedrooms, efficient kitchen, easy access to the backyard and garage thru the backdoor!! And a sizeable outdoor shed for more storage needs!! Selling AS IS, cash or conventional loans only

2. 2026-04-29
   status Pending
3. 2026-04-17
   historical Contingent - Continue to Show 491-char remark

   Show marketing remark (491 chars)

   Well known as "The Butterfly House" because of its' winged shaped roof (new 2023) this cottage in LaMoille has a 2 car garage with a gas line to it for a heater, nice backyard, 3 BDR's, 2 full baths, laundry room, dining room, office and living room! Fresh paint, built in bookcase, good sized bedrooms, efficient kitchen, easy access to the backyard and garage thru the backdoor!! And a sizeable outdoor shed for more storage needs!! Selling AS IS, cash or conventional loans only

4. 2026-03-11
   price $104,900

   Show marketing remark (491 chars)

   Well known as "The Butterfly House" because of its' winged shaped roof (new 2023) this cottage in LaMoille has a 2 car garage with a gas line to it for a heater, nice backyard, 3 BDR's, 2 full baths, laundry room, dining room, office and living room! Fresh paint, built in bookcase, good sized bedrooms, efficient kitchen, easy access to the backyard and garage thru the backdoor!! And a sizeable outdoor shed for more storage needs!! Selling AS IS, cash or conventional loans only

5. 2026-03-11
   price $104,900 491-char remark

   Show marketing remark (491 chars)

   Well known as "The Butterfly House" because of its' winged shaped roof (new 2023) this cottage in LaMoille has a 2 car garage with a gas line to it for a heater, nice backyard, 3 BDR's, 2 full baths, laundry room, dining room, office and living room! Fresh paint, built in bookcase, good sized bedrooms, efficient kitchen, easy access to the backyard and garage thru the backdoor!! And a sizeable outdoor shed for more storage needs!! Selling AS IS, cash or conventional loans only

6. 2026-01-29
   price $106,900 491-char remark

   Show marketing remark (491 chars)

   Well known as "The Butterfly House" because of its' winged shaped roof (new 2023) this cottage in LaMoille has a 2 car garage with a gas line to it for a heater, nice backyard, 3 BDR's, 2 full baths, laundry room, dining room, office and living room! Fresh paint, built in bookcase, good sized bedrooms, efficient kitchen, easy access to the backyard and garage thru the backdoor!! And a sizeable outdoor shed for more storage needs!! Selling AS IS, cash or conventional loans only

7. 2025-12-11
   listed $109,000 Active 491-char remark

   Show marketing remark (491 chars)

   Well known as "The Butterfly House" because of its' winged shaped roof (new 2023) this cottage in LaMoille has a 2 car garage with a gas line to it for a heater, nice backyard, 3 BDR's, 2 full baths, laundry room, dining room, office and living room! Fresh paint, built in bookcase, good sized bedrooms, efficient kitchen, easy access to the backyard and garage thru the backdoor!! And a sizeable outdoor shed for more storage needs!! Selling AS IS, cash or conventional loans only

8. 2025-12-11
   listed $109,000 Active

   Show marketing remark (491 chars)

   Well known as "The Butterfly House" because of its' winged shaped roof (new 2023) this cottage in LaMoille has a 2 car garage with a gas line to it for a heater, nice backyard, 3 BDR's, 2 full baths, laundry room, dining room, office and living room! Fresh paint, built in bookcase, good sized bedrooms, efficient kitchen, easy access to the backyard and garage thru the backdoor!! And a sizeable outdoor shed for more storage needs!! Selling AS IS, cash or conventional loans only

ⓘ 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: $2,683 · $224/mo
• Projected year-2 tax: $2,683 · $224/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 2/10 Low 7 d/yr ≥102°F today · 16 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: $11,987
• − Mortgage interest: −$5,876
• − Property taxes: −$2,683
• − Insurance: −$524
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$3,052
• Taxable loss: −$2,066
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $157/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: La Moille CUSD 303
• NCES district ID: 1721680
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 10% ▼ -5.00%
• Median HH income: $59,568
• Composite: 16.17/100
• National rank: #14279
• State rank: #788 of 919 in IL

Livability — La Moille

• Score: 63/100
• State rank: #737
• US rank: #14924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Moille, IL
• City population: 1,238
• Population (ZIP): 1,238

Population outlook (Bureau County) Hauer SSP2

• Today (2025): 30,938 people
• By 2030: 29,461 · -4.8%
• By 2040: 26,296 · -15.0%
• By 2050: 23,271 · -24.8%
• By 2075: 17,749 · -42.6%
• By 2100: 13,107 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 3% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Bureau

• 2024 margin: Strong R (+24.3) · D 36.9% · R 61.2% · Other 1.9%
• 2008→2024 swing: -30.0pp toward R · 2008: 5.7pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+21.5 2016: R+20.0 2012: R+0.2 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.53%
• Current HPI: 181.4554
• 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

-5.0% since first listed

8 events — show timeline

• 2026-05-11 Sold (MLS) $103,500 MRED as Distributed by MLS Grid
• 2026-04-29 Pending — NWIAR
• 2026-04-17 Contingent — MRED as Distributed by MLS Grid
• 2026-03-11 Price Changed $104,900 NWIAR
• 2026-03-11 Price Changed $104,900 MRED as Distributed by MLS Grid
• 2026-01-29 Price Changed $106,900 MRED as Distributed by MLS Grid
• 2025-12-11 Listed $109,000 NWIAR
• 2025-12-11 Listed $109,000 MRED as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $2,683 · +10.2% YoY. Source: county tax records.