301 N Logan St · New Holland, IL 62671

$62,000

2 bd · 1.0 ba · 869 sqft · SingleFamily public records · 8 Days on market

Built 1930 9,147 sqft lot Est $79k · 22% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Super cute 2 bedroom small town home -- move-right in! Nicely decorated, this home boasts a front den (classified as family room in room measurements) with newer laminate flooring, a comfortable living room, spacious master bedroom, charming bath, roomy eat-in kitchen with breakfast bar and recently added pantry area as well as a finished enclosed back porch with access to the unfinished basement. Recent updates include flooring, windows, fresh paint, roof, central air conditioning, furnace, wiring, water heater, some kitchen cabinetry, crown molding and much more! Other features include a partially fenced backyard, deck, kitchen appliances to remain and a deep one car detached garage. Cute, cozy and ready for you! Enjoy small town living (LOW TAXES) with this adorable corner lot property! Note: newer aerobic septic system as well as guttering being installed April/May 2012.

Key facts

• Enclosed back porch
• Partial basement
• Spacious lot

Tags

• SPACIOUS LOT
• PARTIALLY FENCED YARD
• DETACHED GARAGE
• ENCLOSED BACK PORCH
• PARTIAL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $62k).

Location & tenants

• Location reads 63/100 on livability (#767 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D, schools D-, amenities F.
• New Holland-Middletown Ed 88 (rural): math 15% / reading 25% proficiency, ranked #684 of 919 in IL (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP; 10 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($429 loan paydown + $2k appreciation (3.0% local appreciation)).
• Logan County population projected at -11% 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago 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.
• Current owner paid $50k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,000

Questions for the listing agent

1. Built in 1930 — 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 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?
4. 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?
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: 1.38% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.78%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $79,079
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 N Logan St	0.00mi	2/1.0	869 (0%)	1mo	$62,000	$71	99
204 N Logan St	0.04mi	1/1.0 (-1)	924 (+6%)	8mo	$84,000	$91	76

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: 24.2%
• Equity multiple: 2.37×
• Total profit: $23,860
• Equity at exit: $27,878

10-year hold

• IRR: 25.0%
• Equity multiple: 4.57×
• Total profit: $61,999
• Equity at exit: $42,963

Cash invested: $17,360 (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 62671

• Active inventory: 2
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $257

Break-even live

Break-even rent $532

Max offer price $62,000

Occupancy floor 65%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-23
   status Pending
2. 2026-04-15
   listed $62,000 Active
3. 2021-08-06
   historical
4. 2012-06-01
   soldstatus $50,000
5. 2012-05-31
   soldstatus $50,000 887-char remark

   Show marketing remark (887 chars)

   Super cute 2 bedroom small town home -- move-right in! Nicely decorated, this home boasts a front den (classified as family room in room measurements) with newer laminate flooring, a comfortable living room, spacious master bedroom, charming bath, roomy eat-in kitchen with breakfast bar and recently added pantry area as well as a finished enclosed back porch with access to the unfinished basement. Recent updates include flooring, windows, fresh paint, roof, central air conditioning, furnace, wiring, water heater, some kitchen cabinetry, crown molding and much more! Other features include a partially fenced backyard, deck, kitchen appliances to remain and a deep one car detached garage. Cute, cozy and ready for you! Enjoy small town living (LOW TAXES) with this adorable corner lot property! Note: newer aerobic septic system as well as guttering being installed April/May 2012.

6. 2012-04-04
   listed $50,000 887-char remark

   Show marketing remark (887 chars)

   Super cute 2 bedroom small town home -- move-right in! Nicely decorated, this home boasts a front den (classified as family room in room measurements) with newer laminate flooring, a comfortable living room, spacious master bedroom, charming bath, roomy eat-in kitchen with breakfast bar and recently added pantry area as well as a finished enclosed back porch with access to the unfinished basement. Recent updates include flooring, windows, fresh paint, roof, central air conditioning, furnace, wiring, water heater, some kitchen cabinetry, crown molding and much more! Other features include a partially fenced backyard, deck, kitchen appliances to remain and a deep one car detached garage. Cute, cozy and ready for you! Enjoy small town living (LOW TAXES) with this adorable corner lot property! Note: newer aerobic septic system as well as guttering being installed April/May 2012.

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $1,119 · $93/mo
• Expected delta: +$289/yr (+$24/mo · 34.8%)

ⓘ 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 ≥106°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,289
• − Mortgage interest: −$3,473
• − Property taxes: −$830
• − Insurance: −$310
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$1,804
• Taxable income: $2,226
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $2,552/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: New Holland-Middletown Ed 88
• NCES district ID: 1700103
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $55,706
• Composite: 21.68/100
• National rank: #13592
• State rank: #684 of 919 in IL

Livability — New Holland

• Score: 63/100
• State rank: #767
• US rank: #15390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Holland, IL
• Population (ZIP): 472

Population outlook (Logan County) Hauer SSP2

• Today (2025): 28,066 people
• By 2030: 27,370 · -2.5%
• By 2040: 26,078 · -7.1%
• By 2050: 24,908 · -11.3%
• By 2075: 22,504 · -19.8%
• By 2100: 19,226 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Native American 5% Two or more races 4%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+41.5) · D 28.2% · R 69.8% · Other 2.0%
• 2008→2024 swing: -24.6pp toward R · 2008: -16.9pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+39.8 2016: R+40.1 2012: R+32.1 2008: R+16.9

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

+24.0% since first listed

6 events — show timeline

• 2026-04-23 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-15 Listed $62,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2012-06-01 Sold (Public Records) $50,000 Public Records
• 2012-05-31 Sold (MLS) $50,000 RMLSA as Distributed by MLS Grid
• 2012-04-04 Listed $50,000 RMLSA as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2024): $830 · +12.6% YoY. Source: county tax records.