500 S 8th St · Oquawka, IL 61418

$73,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 6 Days on market

Built 1968 0.82 ac lot Est $85k · 14% under

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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
• ARV discount +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Country feel on the edge of town. Beautiful large lot with plenty of room for many outside activities. Inside you will find 3 bedrooms, update bath with new walk-in shower, and nice size living room and kitchen. Call today.

Key facts

• 0.82 acre lot
• 2 garage spots
• Built 1968

Property features AI

Exterior

• Parking: 2-car garage (basement access)
• Utilities: Private well water; Septic system
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Private well water; Septic tank; Lot approximately 0.82 acres (99.66 x 361.35)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).

Location & tenants

• Location reads 64/100 on livability (#686 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• West Central CUSD 235 (rural): math 8% / reading 10% proficiency, ranked #581 of 620 in IL (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP; 5 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($505 loan paydown + $2k appreciation (3.0% local appreciation)).
• Henderson County population projected at -31% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.28%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $84,864
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 N 6th St	0.54mi	2/1.0 (-1)	1,294 (+4%)	17mo	$88,000	$68	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 27.5%
• Equity multiple: 2.56×
• Total profit: $31,904
• Equity at exit: $32,824

10-year hold

• IRR: 28.1%
• Equity multiple: 4.98×
• Total profit: $81,254
• Equity at exit: $50,586

Cash invested: $20,440 (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 61418

• Active inventory: 5
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $363

Break-even live

Break-even rent $646

Max offer price $73,000

Occupancy floor 62%

Sensitivity live

Price	-10% $404	-5% $383	+0% $363	+5% $342	+10% $321
Rent	-10% $275	-5% $319	+0% $363	+5% $406	+10% $450
Rate	-1.0pp $399	-0.5pp $381	base $363	+0.5pp $344	+1.0pp $324

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $73,000 Active 6 DOM
2. 2026-06-18
   days on market $73,000 Active 5 DOM
3. 2026-06-17
   days on market $73,000 Active 4 DOM
4. 2026-06-16
   days on market $73,000 Active 3 DOM
5. 2026-06-16
   price $73,000 Active 2 DOM
6. 2026-06-15
   days on market $73,000,000 Active 2 DOM
7. 2026-06-14
   remarks 223-char remark
8. 2026-06-14
   listed $73,000,000 Active 1 DOM

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$246/yr (+$20/mo · 21.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,259
• − Mortgage interest: −$4,089
• − Property taxes: −$1,166
• − Insurance: −$365
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$2,124
• Taxable income: $3,394
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $3,536/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: West Central CUSD 235
• NCES district ID: 1700319
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 10% ▼ -9.00%
• Median HH income: $47,424
• Composite: 8.55/100
• National rank: #9902
• State rank: #581 of 620 in IL

Livability — Oquawka

• Score: 64/100
• State rank: #686
• US rank: #14037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oquawka, IL
• Population (ZIP): 601

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 6,231 people
• By 2030: 5,815 · -6.7%
• By 2040: 5,016 · -19.5%
• By 2050: 4,310 · -30.8%
• By 2075: 3,166 · -49.2%
• By 2100: 2,285 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Slovak 2% Portuguese 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+38.8) · D 29.6% · R 68.4% · Other 1.9%
• 2008→2024 swing: -56.5pp toward R · 2008: 17.7pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+33.0 2016: R+28.8 2012: D+12.3 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-27 Listed $73,000,000 IAR

Property tax history

+19.2%/yr

Latest (2024): $1,166 · +8.8% YoY. Source: county tax records.