1207 SW 6th St · Fairfield, IL 62837

$129,900

5 bd · 2.0 ba · 2,016 sqft · SingleFamily · 184 Days on market

Built 2020 0.50 ac lot

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Why this score? — see what drove the D+ 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 +12.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.7/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Need more space. This is a very nice, 5 bedroom, 2 bath home on quiet street. This home is only 5 years old. You have to see the beautiful kitchen, bathroom with soaker tub and separate shower, like new floors throughout. The property includes an oversized garage with additional storage. All siting on 1/2 acre of property. You are going to love this place.

Key facts

• 0.5 acre lot
• Garage
• Built 2020

Property features AI

Finance

• Financial info: Tax exemptions: Homeowner

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public sewer
• Home design: Detached single-family home; Built within last 1–5 years
• Construction: Vinyl siding; Main living area approximately 2016 square feet
• Exterior features: Lot dimensions approximately 120 x 185; Lot features: Other

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 5 bedrooms (all on main level); Master bedroom on main level with full bath
• Flooring: Carpet in bedrooms and main living areas; Vinyl flooring in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Separate dining room; Basement with egress window; Electronic air filters

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-19 ($-228/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (2.6% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#408 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Fairfield Comm H S District 225 (town): math 15% / reading 25% proficiency, ranked #725 of 919 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fairfield Comm High School (math 12% / reading 22%, grade F, #430 of 693 statewide, top 66%, 449 students, 0% FRL).
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($898 loan paydown + $7k appreciation (5.1% local appreciation)).
• Wayne County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 184 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $130k implies a 1137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.

Recommended offer $114,312 (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 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 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?
7. Crime grade is F 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.07% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.81×
• Total profit: $29,399
• Equity at exit: $74,159

10-year hold

• IRR: 13.6%
• Equity multiple: 3.47×
• Total profit: $90,007
• Equity at exit: $128,442

Cash invested: $36,372 (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 62837

• Home prices YoY: 4.4%
• Active inventory: 7
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$383 /mo · $4,594/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-19

Break-even live

Break-even rent $1,415

Max offer price $126,541

Occupancy floor 96%

Sensitivity live

Price	-10% $55	-5% $18	+0% $-19	+5% $-56	+10% $-93
Rent	-10% $-129	-5% $-74	+0% $-19	+5% $36	+10% $91
Rate	-1.0pp $46	-0.5pp $14	base $-19	+0.5pp $-53	+1.0pp $-87

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $129,900 Active 184 DOM
2. 2026-06-18
   days on market $129,900 Active 182 DOM
3. 2026-06-17
   days on market $129,900 Active 181 DOM
4. 2026-06-16
   days on market $129,900 Active 180 DOM
5. 2026-06-15
   days on market $129,900 Active 179 DOM
6. 2026-06-13
   days on market $129,900 Active 177 DOM
7. 2026-06-12
   days on market $129,900 Active 176 DOM
8. 2026-06-09
   days on market $129,900 Active 173 DOM
9. 2026-06-08
   days on market $129,900 Active 172 DOM
10. 2026-06-07
    days on market $129,900 Active 171 DOM
11. 2026-06-07
    days on market $129,900 Active 170 DOM
12. 2026-06-04
    days on market $129,900 Active 167 DOM
13. 2026-06-02
    days on market $129,900 Active 166 DOM
14. 2026-06-01
    days on market $129,900 Active 165 DOM
15. 2026-05-31
    days on market $129,900 Active 164 DOM
16. 2026-05-31
    days on market $129,900 Active 163 DOM
17. 2026-05-24
    status Active
18. 2026-05-24
    status Active
19. 2026-05-23
    historical
20. 2026-05-23
    historical
21. 2026-05-22
    price $159,900
22. 2026-04-30
    price $129,900
23. 2026-04-08
    price $134,900
24. 2026-03-02
    price $139,000
25. 2026-01-19
    price $149,000
26. 2026-01-06
    historical
27. 2025-12-16
    price
28. 2025-12-03
    price
29. 2025-11-05
    listed Active
30. 2020-06-22
    soldstatus $10,500

ⓘ 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: $4,594 · $383/mo
• Projected year-2 tax: $4,594 · $383/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,696
• − Mortgage interest: −$7,276
• − Property taxes: −$4,594
• − Insurance: −$650
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$3,779
• Taxable loss: −$2,274
• Est. tax savings @ 24.0%: +$546
• After-tax cash flow: $318/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: Fairfield Comm H S District 225
• NCES district ID: 1726180
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $36,920
• Composite: 19.89/100
• National rank: #13889
• State rank: #725 of 919 in IL

Livability — Fairfield

• Score: 69/100
• State rank: #408
• US rank: #8419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield, IL
• Population (ZIP): 7,924

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 15,695 people
• By 2030: 15,277 · -2.7%
• By 2040: 14,526 · -7.4%
• By 2050: 13,826 · -11.9%
• By 2075: 12,049 · -23.2%
• By 2100: 9,912 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+70.9) · D 14.0% · R 84.9% · Other 1.1%
• 2008→2024 swing: -35.7pp toward R · 2008: -35.2pp · 2024: -70.9pp
• All cycles: 2024: R+70.9 2020: R+70.5 2016: R+71.7 2012: R+58.2 2008: R+35.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.07%
• Current HPI: 120.4194
• 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

+1422.9% since first listed

14 events — show timeline

• 2026-05-24 Relisted — MRED as Distributed by MLS Grid
• 2026-05-24 Relisted — MRED as Distributed by MLS Grid
• 2026-05-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-22 Price Changed $159,900 MRED as Distributed by MLS Grid
• 2026-04-30 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2026-04-08 Price Changed $134,900 MRED as Distributed by MLS Grid
• 2026-03-02 Price Changed $139,000 MRED as Distributed by MLS Grid
• 2026-01-19 Price Changed $149,000 MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-16 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-12-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-05 Listed — RMLSA as Distributed by MLS Grid
• 2020-06-22 Sold (Public Records) $10,500 Public Records

Property tax history

+29.8%/yr

Latest (2024): $4,594 · +3.7% YoY. Source: county tax records.