2 Missouri St · Hindsboro, IL 61930

$99,000

3 bd · 1.0 ba · 1,115 sqft · SingleFamily public records · 29 Days on market

Built 1915 9,757 sqft lot $89/sqft · 150% above area

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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).

• Cash flow +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Enjoy peaceful small-town living with breathtaking country views in this beautifully updated 3-bedroom, 1.5-bath home in Hindsboro! Inside, you'll find stylish updates throughout, including low-maintenance laminate wood flooring across the main level and unique ceiling details that add character and charm. The spacious kitchen features trendy countertops, a tile backsplash, and convenient bar seating-perfect for casual dining or entertaining. A separate laundry room offers additional storage and everyday functionality. Outside, the huge partially fenced yard provides endless possibilities for gardening, pets, play, or relaxing evenings outdoors, while the large front deck is the perfect spot to take in the scenic rural surroundings. Move-in ready with room to add your own finishing touches, this home combines comfort, style, and small-town charm!

Key facts

• Spacious kitchen
• Bar seating
• Tile backsplash

Tags

• UNIQUE CEILING DETAILS
• SPACIOUS KITCHEN
• TILE BACKSPLASH
• BAR SEATING
• SEPARATE LAUNDRY ROOM
• PARTIALLY FENCED YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Vinyl siding; Shingle roof; Built with full unfinished basement
• Exterior features: Deck; Front porch; Private-maintained road access; Private road frontage

Interior

• Kitchen: Microwave; Oven; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Unfinished full basement; 7 total rooms
• Laundry & utility: Washer and dryer; Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#963 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Oakland CUSD 5 (rural): math 15% / reading 15% proficiency, ranked #776 of 919 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 36 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($684 loan paydown + $5k appreciation (5.1% local appreciation)).
• Douglas County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $99k implies a 890% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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. 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: 1.06% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $51,700
• List price: $99,000
• Delta: 112.77%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 6th St	0.28mi	2/1.5 (-1)	1,224 (+10%)	4mo	$51,700	$42	61

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

Projected returns pro-forma

5.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.36×
• Total profit: $37,731
• Equity at exit: $56,598

10-year hold

• IRR: 21.0%
• Equity multiple: 4.65×
• Total profit: $101,275
• Equity at exit: $98,093

Cash invested: $27,720 (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 61930

• Home prices YoY: 3.8%
• Active inventory: 1
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$39 /mo · $474/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $227

Break-even live

Break-even rent $759

Max offer price $99,000

Occupancy floor 73%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,000 Active 29 DOM
2. 2026-06-18
   days on market $99,000 Active 28 DOM
3. 2026-06-17
   days on market $99,000 Active 27 DOM
4. 2026-06-16
   days on market $99,000 Active 26 DOM
5. 2026-06-15
   days on market $99,000 Active 25 DOM
6. 2026-06-14
   days on market $99,000 Active 23 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   pricedays on marketlisting id $99,000 Active 22 DOM
9. 2026-06-09
   days on market $110,000 Active 28 DOM

   Show marketing remark (858 chars)

   Enjoy peaceful small-town living with breathtaking country views in this beautifully updated 3-bedroom, 1.5-bath home in Hindsboro! Inside, you'll find stylish updates throughout, including low-maintenance laminate wood flooring across the main level and unique ceiling details that add character and charm. The spacious kitchen features trendy countertops, a tile backsplash, and convenient bar seating-perfect for casual dining or entertaining. A separate laundry room offers additional storage and everyday functionality. Outside, the huge partially fenced yard provides endless possibilities for gardening, pets, play, or relaxing evenings outdoors, while the large front deck is the perfect spot to take in the scenic rural surroundings. Move-in ready with room to add your own finishing touches, this home combines comfort, style, and small-town charm!

10. 2026-06-08
    days on market $110,000 Active 27 DOM
11. 2026-06-07
    days on market $110,000 Active 26 DOM
12. 2026-06-05
    days on market $110,000 Active 23 DOM
13. 2026-06-03
    days on market $110,000 Active 22 DOM
14. 2026-06-02
    days on market $110,000 Active 21 DOM
15. 2026-06-01
    days on market $110,000 Active 20 DOM
16. 2026-05-31
    days on market $110,000 Active 19 DOM
17. 2026-05-30
    days on market $110,000 Active 18 DOM
18. 2026-05-12
    listed $110,000 Active 858-char remark

    Show marketing remark (858 chars)

    Enjoy peaceful small-town living with breathtaking country views in this beautifully updated 3-bedroom, 1.5-bath home in Hindsboro! Inside, you'll find stylish updates throughout, including low-maintenance laminate wood flooring across the main level and unique ceiling details that add character and charm. The spacious kitchen features trendy countertops, a tile backsplash, and convenient bar seating-perfect for casual dining or entertaining. A separate laundry room offers additional storage and everyday functionality. Outside, the huge partially fenced yard provides endless possibilities for gardening, pets, play, or relaxing evenings outdoors, while the large front deck is the perfect spot to take in the scenic rural surroundings. Move-in ready with room to add your own finishing touches, this home combines comfort, style, and small-town charm!

19. 2022-08-10
    soldstatus $10,000

ⓘ 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: $474 · $39/mo
• Projected year-2 tax: $1,360 · $113/mo
• Expected delta: +$887/yr (+$74/mo · 187.3%)

ⓘ 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 ≥105°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,566
• − Mortgage interest: −$5,546
• − Property taxes: −$474
• − Insurance: −$495
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$2,880
• Taxable income: $1,162
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,450/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: Oakland CUSD 5
• NCES district ID: 1729340
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $45,744
• Composite: 16.81/100
• National rank: #14218
• State rank: #776 of 919 in IL

Livability — Hindsboro

• Score: 60/100
• State rank: #963
• US rank: #18684

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: Hindsboro, IL
• Population (ZIP): 708

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 19,209 people
• By 2030: 18,940 · -1.4%
• By 2040: 18,397 · -4.2%
• By 2050: 17,829 · -7.2%
• By 2075: 16,395 · -14.6%
• By 2100: 14,329 · -25.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Romanian 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+46.1) · D 26.1% · R 72.3% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: -21.3pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.4 2016: R+46.3 2012: R+36.8 2008: R+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.08%
• Current HPI: 137.5744
• 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

+890.0% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $99,000 CIBR
• 2026-06-09 Price Changed $99,000 MRED as Distributed by MLS Grid
• 2026-05-21 Listed $110,000 CIBR
• 2026-05-12 Listed $110,000 MRED as Distributed by MLS Grid
• 2022-08-10 Sold (Public Records) $10,000 Public Records

Property tax history

-1.4%/yr

Latest (2024): $474 · +6.7% YoY. Source: county tax records.