410 Wilshire Dr · Washington, IL 61571

$194,900

3 bd · 1.5 ba · 1,444 sqft · SingleFamily public records · 20 Days on market

Built 1957 Est $217k · 10% 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 +27.2/30.0
• ARV discount +12.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.8/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold as-is. Well-built brick ranch in Devonshire Subdivision. Generous room sizes, some hardwood floors. Full basement, deep 2 car garage. Priced below assessed value!

Key facts

• 2 garage spots
• Built 1957
• Listed 20 days

Property features AI

Exterior

• Parking: Attached, paved 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1957
• Construction: Shingle roof; Not new construction
• Exterior features: Shed(s); Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms (main level bedrooms: two with hardwood floors and egress windows; one carpeted)
• Flooring: Hardwood in primary bedrooms and other main-level bedrooms; Carpet in one main-level bedroom and living areas as noted; Laminate in dining room and kitchen; Other flooring in basement recreation, laundry and storage areas
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic storage; Full basement
• Laundry & utility: Washer; Dryer; Dedicated laundry room (basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.3% in Washington — 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 73/100 on livability (#272 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Washington Chsd 308 (suburban): math 42% / reading 42% proficiency, ranked #112 of 620 in IL (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Comm High School (math 42% / reading 42%, grade F, #76 of 693 statewide, top 12%, 1,484 students, 0% FRL).
• Market conditions: 132 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 77 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tazewell County population projected at -15% 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 $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; list at $195k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $191,976 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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. 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.
4. 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.
5. 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: 1.28% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $216,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Devonshire Rd	0.08mi	3/2.0	1,506 (+4%)	8mo	$197,000	$131	80
301 Devonshire Rd	0.17mi	3/2.0	1,424 (-1%)	11mo	$228,000	$160	79
1100 Hampton Rd	0.27mi	3/2.0	1,454 (+1%)	10mo	$260,000	$179	76
912 Devonshire Rd	0.40mi	3/2.0	1,514 (+5%)	14mo	$326,000	$215	60
119 North St	0.44mi	3/1.0	1,418 (-2%)	20mo	$157,500	$111	58
201 W Jefferson St	0.57mi	3/1.5	1,456 (+1%)	19mo	$149,500	$103	56
904 N Main St	0.28mi	4/1.5 (+1)	1,593 (+10%)	11mo	$225,000	$141	55
112 Bondurant St	0.71mi	4/1.0 (+1)	1,485 (+3%)	1mo	$225,000	$152	54
501 N Wood St	0.38mi	3/2.0	1,638 (+13%)	6mo	$162,900	$99	53
711 Peoria St	0.70mi	3/2.0	1,580 (+9%)	2mo	$90,000	$57	48
1203 Windsor Way	0.35mi	3/2.0	1,618 (+12%)	20mo	$310,000	$192	45
106 Bondurant St	0.74mi	3/1.5	1,334 (-8%)	10mo	$200,000	$150	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: 2.0%
• Equity multiple: 1.08×
• Total profit: $4,134
• Equity at exit: $29,060

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $49,795
• Equity at exit: $16,851

Cash invested: $54,572 (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 61571

• Active inventory: 132
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,488 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$303 /mo · $3,633/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $560

Break-even live

Break-even rent $1,780

Max offer price $194,900

Occupancy floor 73%

Sensitivity live

Price	-10% $670	-5% $615	+0% $560	+5% $504	+10% $449
Rent	-10% $363	-5% $461	+0% $560	+5% $658	+10% $756
Rate	-1.0pp $658	-0.5pp $609	base $560	+0.5pp $509	+1.0pp $458

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 S Cedar St Washington, IL	2.0	1.0	876	$1,350	$1.54	44d	1	1.06mi
700 Debates St Washington, IL	3.0	2.0	1319	$2,750	$2.08	14d	1	1.07mi
704 Debates St Washington, IL	3.0	2.0	1319	$2,750	$2.08	14d	1	1.12mi
713 Stephanie Ct Washington, IL	3.0	2.0	1319	$2,750	$2.08	21d	1	1.12mi

Listing history 15 events

1. 2026-06-09
   status $194,900 Pending 20 DOM
2. 2026-06-08
   days on market $194,900 Active 20 DOM
3. 2026-06-07
   days on market $194,900 Active 19 DOM
4. 2026-06-05
   pricedays on market $194,900 Active 17 DOM
5. 2026-06-04
   days on market $204,900 Active 15 DOM
6. 2026-06-02
   days on market $204,900 Active 14 DOM
7. 2026-06-01
   days on market $204,900 Active 13 DOM
8. 2026-05-31
   days on market $204,900 Active 12 DOM
9. 2026-05-31
   days on market $204,900 Active 11 DOM
10. 2026-05-21
    price $204,900
11. 2026-05-19
    listed $214,900 Active
12. 2026-05-13
    historical $214,900
13. 2009-10-14
    soldstatus $127,500
14. 2009-10-12
    soldstatus $127,500 171-char remark

    Show marketing remark (171 chars)

    Sold as-is. Well-built brick ranch in Devonshire Subdivision. Generous room sizes, some hardwood floors. Full basement, deep 2 car garage. Priced below assessed value!

15. 2009-08-05
    listed $134,900 171-char remark

    Show marketing remark (171 chars)

    Sold as-is. Well-built brick ranch in Devonshire Subdivision. Generous room sizes, some hardwood floors. Full basement, deep 2 car garage. Priced below assessed value!

ⓘ 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: $3,633 · $303/mo
• Projected year-2 tax: $4,029 · $336/mo
• Expected delta: +$395/yr (+$33/mo · 10.9%)

ⓘ 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 ≥104°F today · 18 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: $29,859
• − Mortgage interest: −$10,917
• − Property taxes: −$3,633
• − Insurance: −$974
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$5,670
• Taxable income: $3,886
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $5,783/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: Washington Chsd 308
• NCES district ID: 1740980
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $66,029
• Composite: 37.69/100
• National rank: #4361
• State rank: #112 of 620 in IL

Livability — Washington

• Score: 73/100
• State rank: #272
• US rank: #5136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, IL
• City population: 24,544
• Population (ZIP): 24,544

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 131,252 people
• By 2030: 128,028 · -2.5%
• By 2040: 120,443 · -8.2%
• By 2050: 111,872 · -14.8%
• By 2075: 89,843 · -31.5%
• By 2100: 66,468 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 4% Italian 3% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Tazewell

• 2024 margin: Strong R (+26.7) · D 35.8% · R 62.5% · Other 1.8%
• 2008→2024 swing: -20.6pp toward R · 2008: -6.0pp · 2024: -26.7pp
• All cycles: 2024: R+26.7 2020: R+25.6 2016: R+28.5 2012: R+17.9 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.85%
• Current HPI: 149.5627
• 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

+51.9% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $204,900 RMLSA as Distributed by MLS Grid
• 2026-05-19 Listed $214,900 RMLSA as Distributed by MLS Grid
• 2026-05-13 Coming Soon $214,900 RMLSA as Distributed by MLS Grid
• 2009-10-14 Sold (Public Records) $127,500 Public Records
• 2009-10-12 Sold (MLS) $127,500 RMLSA as Distributed by MLS Grid
• 2009-08-05 Listed $134,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2024): $3,633 · +5.7% YoY. Source: county tax records.