215 W 5th St · Spring Valley, IL 61362

$59,900

2 bd · 1.0 ba · 702 sqft · SingleFamily · 30 Days on market

Built 1910 436 sqft lot Est $88k · 32% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice & neat, 2 bedroom home north side of Spring Valley. Featuring 1 bath, maintenance free vinyl siding, eat in kitchen, off street parking in the rear of the home, nicely landscaped lot, side porch & concrete patio for those sunny days. Great starter or income home! Home sold "As Is Where Is"

Key facts

• Off street parking
• Eat in kitchen
• Concrete patio

Tags

• MAINTENANCE FREE VINYL SIDING
• EAT IN KITCHEN
• OFF STREET PARKING
• LANDSCAPED LOT
• SIDE PORCH
• CONCRETE PATIO

Property features AI

Finance

• Other: Living area measured by taped method; Parcel number available
• Financial info: Special service area: No
• HOA & community: No master association fee required; Community amenities nearby include a park, pool, tennis courts, curbs, sidewalks, street lights, and paved streets

Exterior

• Parking: Two parking spaces; Gravel parking, off alley, owned
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One-story; Fee simple ownership; Over 100 years old; Built before 1978; School bus service available
• Construction: Vinyl siding; Asphalt roof; Stone foundation
• Exterior features: Patio; Lot dimensions approximately 50 x 130; Less than 0.25 acre lot

Interior

• Kitchen: Kitchen with eating area (10 x 14, vinyl flooring)
• Bedrooms: Master bedroom on the main level (7 x 11, carpet); Second bedroom on the main level (7 x 9, carpet); Two additional bedrooms listed
• Flooring: Carpet in living areas and bedrooms; Vinyl flooring in the kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Five total rooms; Separate dining room; Unfinished partial basement; Eating area in the kitchen
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#388 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Hall Hsd 502 (town): math 25% / reading 30% proficiency, ranked #549 of 919 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hall High School (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 403 students, 0% FRL).
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Bureau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bureau County population projected at -25% 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $16k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.67% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.40%
• DSCR: 2.00
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $88,452
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 W 4th St	0.08mi	2/1.0	716 (+2%)	18mo	$90,000	$126	78
424 N Hennessey St	0.28mi	2/1.0	648 (-8%)	9mo	$46,000	$71	66
304 E Dakota St	0.45mi	2/1.0	787 (+12%)	14mo	$87,900	$112	47
520 W Devlin St	0.65mi	2/1.0	802 (+14%)	1mo	$103,000	$128	45

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: 15.3%
• Equity multiple: 1.61×
• Total profit: $10,283
• Equity at exit: $8,931

10-year hold

• IRR: 24.0%
• Equity multiple: 3.08×
• Total profit: $34,844
• Equity at exit: $5,179

Cash invested: $16,772 (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 61362

• Home prices YoY: -18.0%
• Active inventory: 31
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $313

Break-even live

Break-even rent $604

Max offer price $59,900

Occupancy floor 64%

Sensitivity live

Price	-10% $347	-5% $330	+0% $313	+5% $296	+10% $279
Rent	-10% $234	-5% $274	+0% $313	+5% $353	+10% $392
Rate	-1.0pp $343	-0.5pp $328	base $313	+0.5pp $297	+1.0pp $282

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
826 N Spalding St Spring Valley, IL	2.0	1.0	750	$1,000	$1.33	44d	1	0.10mi

Listing history 33 events

1. 2026-06-21
   days on market $59,900 Active 30 DOM
2. 2026-06-18
   pricedays on marketlisting id $59,900 Active 28 DOM
3. 2026-06-18
   days on market $75,900 Active 107 DOM
4. 2026-06-17
   days on market $75,900 Active 106 DOM
5. 2026-06-16
   days on market $75,900 Active 105 DOM
6. 2026-06-15
   days on market $75,900 Active 104 DOM
7. 2026-06-13
   days on market $75,900 Active 102 DOM
8. 2026-06-12
   days on market $75,900 Active 101 DOM
9. 2026-06-09
   days on market $75,900 Active 98 DOM
10. 2026-06-08
    days on market $75,900 Active 97 DOM
11. 2026-06-07
    days on market $75,900 Active 96 DOM
12. 2026-06-07
    days on market $75,900 Active 95 DOM
13. 2026-06-04
    days on market $75,900 Active 92 DOM
14. 2026-06-02
    days on market $75,900 Active 91 DOM
15. 2026-06-01
    days on market $75,900 Active 90 DOM
16. 2026-05-31
    days on market $75,900 Active 89 DOM
17. 2026-05-31
    days on market $75,900 Active 88 DOM
18. 2026-05-19
    price $75,900
19. 2026-05-14
    price $69,900
20. 2026-05-07
    status Active
21. 2026-04-30
    historical Contingent - Continue to Show
22. 2026-04-06
    price $78,500
23. 2026-03-25
    price $82,900
24. 2026-03-03
    listed $89,900 Active

    Show marketing remark (317 chars)

    Nice & neat, 2 bedroom home north side of Spring Valley. Featuring 1 bath, maintenance free vinyl siding, eat in kitchen, off street parking in the rear of the home, nicely landscaped lot, side porch & concrete patio for those sunny days. Great starter or income home! Home sold "As Is Where Is"

25. 2026-03-03
    listed $75,900 Active 317-char remark

    Show marketing remark (317 chars)

    Nice & neat, 2 bedroom home north side of Spring Valley. Featuring 1 bath, maintenance free vinyl siding, eat in kitchen, off street parking in the rear of the home, nicely landscaped lot, side porch & concrete patio for those sunny days. Great starter or income home! Home sold "As Is Where Is"

26. 2025-12-08
    soldstatus $67,000
27. 2025-12-05
    soldstatus $67,000 Closed 291-char remark

    Show marketing remark (291 chars)

    Great starter or rental! Cozy 2 bedroom, 1 bath home in north Spring Valley. Maintenance free vinyl sided, eat-in kitchen, off street parking in rear of home, nicely landscaped lot, covered side porch & concrete patio. Great income property too! Move in condition, all appliances remain.

28. 2025-11-21
    status Pending 291-char remark

    Show marketing remark (291 chars)

    Great starter or rental! Cozy 2 bedroom, 1 bath home in north Spring Valley. Maintenance free vinyl sided, eat-in kitchen, off street parking in rear of home, nicely landscaped lot, covered side porch & concrete patio. Great income property too! Move in condition, all appliances remain.

29. 2025-11-20
    listed $89,900 Active 291-char remark

    Show marketing remark (291 chars)

    Great starter or rental! Cozy 2 bedroom, 1 bath home in north Spring Valley. Maintenance free vinyl sided, eat-in kitchen, off street parking in rear of home, nicely landscaped lot, covered side porch & concrete patio. Great income property too! Move in condition, all appliances remain.

30. 2022-09-08
    soldstatus $55,000
31. 2022-09-07
    soldstatus $55,000 Closed
32. 2022-07-27
    historical Contingent - Continue to Show
33. 2022-07-25
    listed $59,500 Active

ⓘ 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: $1,655 · $138/mo
• Projected year-2 tax: $1,655 · $138/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,000
• − Mortgage interest: −$3,355
• − Property taxes: −$1,655
• − Insurance: −$300
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,743
• Taxable income: $3,028
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $3,029/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: Hall Hsd 502
• NCES district ID: 1718030
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $46,015
• Composite: 26.68/100
• National rank: #12580
• State rank: #549 of 919 in IL

Livability — Spring Valley

• Score: 70/100
• State rank: #388
• US rank: #8137

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: Spring Valley, IL
• City population: 5,773
• Population (ZIP): 5,773

Population outlook (Bureau County) Hauer SSP2

• Today (2025): 30,938 people
• By 2030: 29,461 · -4.8%
• By 2040: 26,296 · -15.0%
• By 2050: 23,271 · -24.8%
• By 2075: 17,749 · -42.6%
• By 2100: 13,107 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 20% Two or more races 5%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Romanian 10% Lithuanian 2% Scottish 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Bureau

• 2024 margin: Strong R (+24.3) · D 36.9% · R 61.2% · Other 1.9%
• 2008→2024 swing: -30.0pp toward R · 2008: 5.7pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+21.5 2016: R+20.0 2012: R+0.2 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.85%
• Current HPI: 144.752
• 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

+27.6% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $75,900 MRED as Distributed by MLS Grid
• 2026-05-14 Price Changed $69,900 MRED as Distributed by MLS Grid
• 2026-05-07 Relisted — MRED as Distributed by MLS Grid
• 2026-04-30 Contingent — MRED as Distributed by MLS Grid
• 2026-04-06 Price Changed $78,500 MRED as Distributed by MLS Grid
• 2026-03-25 Price Changed $82,900 MRED as Distributed by MLS Grid
• 2026-03-03 Listed $75,900 NWIAR
• 2026-03-03 Listed $89,900 MRED as Distributed by MLS Grid
• 2025-12-08 Sold (Public Records) $67,000 Public Records
• 2025-12-05 Sold (MLS) $67,000 MRED as Distributed by MLS Grid
• 2025-11-21 Pending — MRED as Distributed by MLS Grid
• 2025-11-20 Listed $89,900 MRED as Distributed by MLS Grid
• 2022-09-08 Sold (Public Records) $55,000 Public Records
• 2022-09-07 Sold (MLS) $55,000 MRED as Distributed by MLS Grid
• 2022-07-27 Contingent — MRED as Distributed by MLS Grid
• 2022-07-25 Listed $59,500 MRED as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2024): $1,655 · +10.6% YoY. Source: county tax records.