301 W Oak St · New Baden, IL 62265

$75,000

3 bd · 1.0 ba · 1,416 sqft · Other public records · 42 Days on market

Built 1972 9,875 sqft lot $53/sqft · 59% below area

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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
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price listed is Starting Bid Only. Bidding starts closing 5/7/2026 @ 5 p.m. Move right into this well-maintained, move-in ready 3-bedroom, 1.5-bath ranch in New Baden, where comfort and functionality come together effortlessly. A sun-filled front living room with a large picture window flows seamlessly into the dining area and kitchen, featuring abundant cabinetry and a convenient pantry. Dual sliding glass doors lead to a concrete patio, extending your living space into the spacious backyard—perfect for relaxing or entertaining. All three bedrooms offer comfortable-sized and generous closet space, including a larger primary bedroom complete with a private half bathroom. A centrally located full bath provides everyday convenience. Additional highlights include an attached two-car garage and a dedicated laundry room. Enjoy peace of mind with major updates already completed, including a newer HVAC system, roof, hot water heater, main sewer line, and vinyl tilt-in windows and patio doors. Recently inspected for occupancy, this home is truly move-in ready and offers lasting value with everyday ease. Property will sell under auction terms and be sold AS- IS, WHERE-IS. Seller, will not make any repairs as a result of any building, occupancy, or environmental inspections. Buyer will be required to sign an Auction Purchase & Sale Agreement if final bid is accepted by Sellers

Key facts

• Large picture window
• Concrete patio
• Abundant cabinetry

Tags

• SUN-FILLED FRONT LIVING ROOM
• LARGE PICTURE WINDOW
• ABUNDANT CABINETRY
• CONVENIENT PANTRY
• DUAL SLIDING GLASS DOORS
• CONCRETE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#564 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, amenities F, commute F.
• Wesclin CUSD 3 (rural): math 24% / reading 32% proficiency, ranked #247 of 620 in IL (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 64 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clinton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($73k) 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 4.8% of price.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.05% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.13%
• DSCR: 2.25
• GRM: 4.1

CMA / ARV

• ARV (median comp): $181,131
• List price: $75,000
• Delta: -58.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.4%
• Equity multiple: 1.92×
• Total profit: $19,348
• Equity at exit: $11,183

10-year hold

• IRR: 30.5%
• Equity multiple: 3.75×
• Total profit: $57,823
• Equity at exit: $6,485

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 62265

• Home prices YoY: -18.7%
• Active inventory: 18
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,537 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$298 /mo · $3,572/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $492

Break-even live

Break-even rent $914

Max offer price $75,000

Occupancy floor 63%

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: —

Listing history 3 events

1. 2026-05-08
   status Pending 1400-char remark

   Show marketing remark (1400 chars)

   Price listed is Starting Bid Only. Bidding starts closing 5/7/2026 @ 5 p.m. Move right into this well-maintained, move-in ready 3-bedroom, 1.5-bath ranch in New Baden, where comfort and functionality come together effortlessly. A sun-filled front living room with a large picture window flows seamlessly into the dining area and kitchen, featuring abundant cabinetry and a convenient pantry. Dual sliding glass doors lead to a concrete patio, extending your living space into the spacious backyard—perfect for relaxing or entertaining. All three bedrooms offer comfortable-sized and generous closet space, including a larger primary bedroom complete with a private half bathroom. A centrally located full bath provides everyday convenience. Additional highlights include an attached two-car garage and a dedicated laundry room. Enjoy peace of mind with major updates already completed, including a newer HVAC system, roof, hot water heater, main sewer line, and vinyl tilt-in windows and patio doors. Recently inspected for occupancy, this home is truly move-in ready and offers lasting value with everyday ease. Property will sell under auction terms and be sold AS- IS, WHERE-IS. Seller, will not make any repairs as a result of any building, occupancy, or environmental inspections. Buyer will be required to sign an Auction Purchase & Sale Agreement if final bid is accepted by Sellers

2. 2026-05-08
   status Active 1400-char remark

   Show marketing remark (1400 chars)

   Price listed is Starting Bid Only. Bidding starts closing 5/7/2026 @ 5 p.m. Move right into this well-maintained, move-in ready 3-bedroom, 1.5-bath ranch in New Baden, where comfort and functionality come together effortlessly. A sun-filled front living room with a large picture window flows seamlessly into the dining area and kitchen, featuring abundant cabinetry and a convenient pantry. Dual sliding glass doors lead to a concrete patio, extending your living space into the spacious backyard—perfect for relaxing or entertaining. All three bedrooms offer comfortable-sized and generous closet space, including a larger primary bedroom complete with a private half bathroom. A centrally located full bath provides everyday convenience. Additional highlights include an attached two-car garage and a dedicated laundry room. Enjoy peace of mind with major updates already completed, including a newer HVAC system, roof, hot water heater, main sewer line, and vinyl tilt-in windows and patio doors. Recently inspected for occupancy, this home is truly move-in ready and offers lasting value with everyday ease. Property will sell under auction terms and be sold AS- IS, WHERE-IS. Seller, will not make any repairs as a result of any building, occupancy, or environmental inspections. Buyer will be required to sign an Auction Purchase & Sale Agreement if final bid is accepted by Sellers

3. 2026-03-27
   listed $75,000 Active 1400-char remark

   Show marketing remark (1400 chars)

   Price listed is Starting Bid Only. Bidding starts closing 5/7/2026 @ 5 p.m. Move right into this well-maintained, move-in ready 3-bedroom, 1.5-bath ranch in New Baden, where comfort and functionality come together effortlessly. A sun-filled front living room with a large picture window flows seamlessly into the dining area and kitchen, featuring abundant cabinetry and a convenient pantry. Dual sliding glass doors lead to a concrete patio, extending your living space into the spacious backyard—perfect for relaxing or entertaining. All three bedrooms offer comfortable-sized and generous closet space, including a larger primary bedroom complete with a private half bathroom. A centrally located full bath provides everyday convenience. Additional highlights include an attached two-car garage and a dedicated laundry room. Enjoy peace of mind with major updates already completed, including a newer HVAC system, roof, hot water heater, main sewer line, and vinyl tilt-in windows and patio doors. Recently inspected for occupancy, this home is truly move-in ready and offers lasting value with everyday ease. Property will sell under auction terms and be sold AS- IS, WHERE-IS. Seller, will not make any repairs as a result of any building, occupancy, or environmental inspections. Buyer will be required to sign an Auction Purchase & Sale Agreement if final bid is accepted by Sellers

ⓘ 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: $3,572 · $298/mo
• Projected year-2 tax: $3,572 · $298/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 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,448
• − Mortgage interest: −$4,201
• − Property taxes: −$3,572
• − Insurance: −$375
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$2,182
• Taxable income: $5,166
• Est. tax owed @ 24.0%: −$1,240
• After-tax cash flow: $4,667/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: Wesclin CUSD 3
• NCES district ID: 1739420
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 32% ▼ -13.00%
• Median HH income: $68,295
• Composite: 26.27/100
• National rank: #7249
• State rank: #247 of 620 in IL

Livability — New Baden

• Score: 66/100
• State rank: #564
• US rank: #11838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Baden, IL
• Population (ZIP): 4,396

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 37,663 people
• By 2030: 37,194 · -1.2%
• By 2040: 35,566 · -5.6%
• By 2050: 32,950 · -12.5%
• By 2075: 26,403 · -29.9%
• By 2100: 19,267 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+51.8) · D 23.1% · R 75.0% · Other 1.9%
• 2008→2024 swing: -42.0pp toward R · 2008: -9.8pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.1 2016: R+49.0 2012: R+30.0 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.65%
• Current HPI: 158.9631
• 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

3 events — show timeline

• 2026-05-08 Pending — MARIS as Distributed by MLS Grid
• 2026-05-08 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-27 Listed $75,000 MARIS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2024): $3,572 · +2.8% YoY. Source: county tax records.