1425 N Madison St · Litchfield, IL 62056

$17,500

3 bd · 1.0 ba · 1,175 sqft · SingleFamily · 31 Days on market

Built 1950 7,936 sqft 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS WANTED! See if this is the project for you! Selling AS IS, power and water are off. The house has 3 bedrooms, a spacious living area, and a 1 car detached garage. The home needs a lot of TLC. Interior pics coming soon. No contract for deed. Will not pass any inspections.

Key facts

• 7,936 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One story
• Construction: Built year: estimated; Construction material: Other
• Exterior features: Corner lot

Interior

• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.
• Cap rate 52.3% vs local median 4.5% in Litchfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#448 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, amenities F.
• Litchfield CUSD 12 (town): math 15% / reading 34% proficiency, ranked #359 of 620 in IL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Litchfield Senior High School (math 22% / reading 27%, grade F, #256 of 693 statewide, top 44%, 411 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 59 active listings in the ZIP; 12 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $121 of loan paydown is wiped out by about $525 of value loss. Plan a longer hold.
• Montgomery County population projected at -20% 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $16,975 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 5.73% ✓
• Cap rate: 52.29%
• Cash-on-cash: 164.28%
• DSCR: 8.31
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $130,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 N Harrison St	0.35mi	3/1.0	1,168 (-1%)	3mo	$148,000	$127	80
123 Ferdon	0.24mi	3/1.0	1,150 (-2%)	8mo	$88,000	$77	79
1003 N Monroe St	0.31mi	3/1.0	1,120 (-5%)	3mo	$92,000	$82	75
1103 N Madison	0.23mi	3/1.0	1,248 (+6%)	9mo	$85,000	$68	71
704 N Monroe St	0.47mi	3/2.0	1,192 (+1%)	2mo	$167,000	$140	70
1600 N Harrison St	0.35mi	3/1.5	1,232 (+5%)	7mo	$149,900	$122	68
421 E Hauser St	0.41mi	2/1.0 (-1)	1,151 (-2%)	9mo	$35,000	$30	64
1521 N Jackson St	0.20mi	3/1.0	1,321 (+12%)	7mo	$124,900	$95	64
38 Northcrest Dr	0.49mi	3/1.0	1,080 (-8%)	4mo	$120,000	$111	60
413 E Beach St	0.44mi	3/1.0	1,282 (+9%)	7mo	$164,900	$129	58
701 E Clark St	0.47mi	2/1.0 (-1)	1,027 (-13%)	9mo	$105,000	$102	44
35 Northcrest Dr	0.46mi	2/2.0 (-1)	1,000 (-15%)	7mo	$119,900	$120	38

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: —
• Equity multiple: 9.14×
• Total profit: $39,904
• Equity at exit: $2,609

10-year hold

• IRR: —
• Equity multiple: 19.33×
• Total profit: $89,825
• Equity at exit: $1,513

Cash invested: $4,900 (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 62056

• Home prices YoY: -26.5%
• Active inventory: 59
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$92
• Tax est. 1.5%: −$22 /mo · $262/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $671

Break-even live

Break-even rent $153

Max offer price $17,500

Occupancy floor 28%

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: $4,375
• Closing costs: $525
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   status $17,500 Pending 31 DOM
2. 2026-06-18
   days on market $17,500 Active Under Contract 31 DOM
3. 2026-06-18
   status $17,500 Active Under Contract 30 DOM
4. 2026-06-17
   days on market $17,500 Active 30 DOM
5. 2026-06-16
   days on market $17,500 Active 29 DOM
6. 2026-06-15
   days on market $17,500 Active 28 DOM
7. 2026-06-13
   days on market $17,500 Active 26 DOM
8. 2026-06-12
   days on market $17,500 Active 25 DOM
9. 2026-06-09
   days on market $17,500 Active 22 DOM
10. 2026-06-08
    days on market $17,500 Active 21 DOM
11. 2026-06-07
    days on market $17,500 Active 20 DOM
12. 2026-06-07
    days on market $17,500 Active 19 DOM
13. 2026-06-04
    days on market $17,500 Active 16 DOM
14. 2026-06-02
    days on market $17,500 Active 15 DOM
15. 2026-06-01
    days on market $17,500 Active 14 DOM
16. 2026-05-31
    days on market $17,500 Active 13 DOM
17. 2026-05-31
    days on market $17,500 Active 12 DOM
18. 2026-05-18
    listed $17,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 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: $12,027
• − Mortgage interest: −$980
• − Property taxes: −$262
• − Insurance: −$88
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$509
• Taxable income: $8,263
• Est. tax owed @ 24.0%: −$1,983
• After-tax cash flow: $6,067/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: Litchfield CUSD 12
• NCES district ID: 1723250
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $43,133
• Composite: 20.91/100
• National rank: #8485
• State rank: #359 of 620 in IL

Livability — Litchfield

• Score: 68/100
• State rank: #448
• US rank: #9263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Litchfield, IL
• City population: 8,591
• Population (ZIP): 8,591

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 27,471 people
• By 2030: 26,410 · -3.9%
• By 2040: 24,233 · -11.8%
• By 2050: 21,948 · -20.1%
• By 2075: 16,686 · -39.3%
• By 2100: 11,369 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+44.0) · D 27.1% · R 71.1% · Other 1.8%
• 2008→2024 swing: -46.7pp toward R · 2008: 2.6pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.0 2016: R+40.0 2012: R+14.2 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.86%
• Current HPI: 149.5766
• 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

• 2026-05-18 Listed $17,500 MARIS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2024): $1,205 · +4.0% YoY. Source: county tax records.