203 Huffman St · Georgetown, IL 61846

$75,000

1 bd · 1.0 ba · 900 sqft · SingleFamily · 32 Days on market

Built 1950 7,405 sqft lot Est $65k · 16% over

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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 +27.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• 1% rule +6.9/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0

Listing remarks

Cozy 1 bedroom, 1 bathroom home with detached garage for sale. Broker Owned.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Property listed by PRIORITY ONE REAL ESTATE

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Shingle roof; Gravel road access; R-1 zoning; Subdivision: Clks Sub

Interior

• Kitchen: No appliances listed for the kitchen
• Bedrooms: 2 total rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Gas water heater; Crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#783 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Market conditions: 1 comparable units currently listed for rent nearby; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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. 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: 1.19% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.93%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $64,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 E 11th St	0.29mi	2/1.0 (+1)	900 (0%)	11mo	$80,000	$89	72
208 Stone St	0.17mi	2/1.0 (+1)	861 (-4%)	21mo	$62,000	$72	62
205 E 9th St	0.25mi	2/2.0 (+1)	1,016 (+13%)	5mo	$85,000	$84	54
217 E Oak St	0.62mi	2/1.0 (+1)	1,004 (+12%)	2mo	$15,000	$15	45
201 Mckinley St	0.65mi	2/1.0 (+1)	989 (+10%)	4mo	$114,000	$115	45
1210 Park St	0.41mi	2/1.0 (+1)	1,029 (+14%)	11mo	$55,000	$53	43
402 Garfield St	0.58mi	2/1.0 (+1)	1,032 (+15%)	18mo	$64,000	$62	28

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 3.63×
• Total profit: $55,244
• Equity at exit: $67,566

10-year hold

• IRR: 29.1%
• Equity multiple: 8.21×
• Total profit: $151,337
• Equity at exit: $145,709

Cash invested: $21,000 (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 61846

• Home prices YoY: 9.4%
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $226

Break-even live

Break-even rent $609

Max offer price $75,000

Occupancy floor 70%

Sensitivity live

Price	-10% $269	-5% $247	+0% $226	+5% $205	+10% $184
Rent	-10% $155	-5% $191	+0% $226	+5% $262	+10% $297
Rate	-1.0pp $264	-0.5pp $245	base $226	+0.5pp $207	+1.0pp $187

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Logan St Georgetown, IL	2.0	1.0	1000	$895	$0.90	22d	1	0.45mi

Listing history 18 events

1. 2026-06-21
   days on market $75,000 Active 32 DOM
2. 2026-06-18
   days on market $75,000 Active 29 DOM
3. 2026-06-17
   days on market $75,000 Active 28 DOM
4. 2026-06-16
   days on market $75,000 Active 27 DOM
5. 2026-06-15
   days on market $75,000 Active 26 DOM
6. 2026-06-13
   days on market $75,000 Active 24 DOM
7. 2026-06-09
   days on market $75,000 Active 20 DOM
8. 2026-06-08
   days on market $75,000 Active 19 DOM
9. 2026-06-07
   days on market $75,000 Active 18 DOM
10. 2026-06-04
    days on market $75,000 Active 15 DOM
11. 2026-06-03
    days on market $75,000 Active 14 DOM
12. 2026-06-02
    days on market $75,000 Active 13 DOM
13. 2026-06-01
    days on market $75,000 Active 12 DOM
14. 2026-05-31
    days on market $75,000 Active 11 DOM
15. 2026-05-20
    listed $75,000 Active
16. 2016-03-04
    soldstatus $258,000
17. 1988-08-26
    soldstatus $9,500
18. 1975-12-23
    soldstatus $5,000

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$514/yr (+$43/mo · 76.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°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: $10,740
• − Mortgage interest: −$4,201
• − Property taxes: −$675
• − Insurance: −$375
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$2,182
• Taxable income: $1,588
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $2,333/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)

No district data.

Livability — Georgetown

• Score: 63/100
• State rank: #783
• US rank: #15620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, IL
• Population (ZIP): 4,484

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.78%
• Current HPI: 254.5489
• 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

+1400.0% since first listed

4 events — show timeline

• 2026-05-20 Listed $75,000 CIBR
• 2016-03-04 Sold (Public Records) $258,000 Public Records
• 1988-08-26 Sold (Public Records) $9,500 Public Records
• 1975-12-23 Sold (Public Records) $5,000 Public Records

Property tax history

-4.0%/yr

Latest (2024): $675 · +14.5% YoY. Source: county tax records.