120 Macarthur Blvd · Pana, IL 62557

$74,500

2 bd · 2.0 ba · 816 sqft · SingleFamily public records · 1 Days on market

Built 1948 4,851 sqft lot Est $70k · 6% over

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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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +6.9/10.0
• ARV discount +4.7/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this cute 3 bedroom home. Very clean with all new carpet and fresh paint throughout. 1 car detached garage. Spacious kitchen with plenty of cabinets and counter space. Ready to move in.

Key facts

• 4,851 sq ft lot
• Garage
• Built 1948

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-level / 1 story
• Construction: Vinyl siding; Built with crawl space foundation
• Exterior features: Shingle roof; Gravel road access; Lot in R-1 zoning

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Dishwasher; Microwave; Oven; Refrigerator; Gas water heater; Crawl space basement
• Laundry & utility: Washer and dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $74k).
• Cap rate 8.6% vs local median 6.4% in Pana — 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 65/100 on livability (#599 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Pana CUSD 8 (town): math 20% / reading 29% proficiency, ranked #360 of 620 in IL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 66 active listings in the ZIP; 26 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $515 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Christian County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $58k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,500

Questions for the listing agent

1. Built in 1948 — 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. 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.
5. 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.
6. 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: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $70,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Patton St	0.07mi	2/1.0	816 (0%)	4mo	$54,900	$67	90
136 Macarthur Blvd	0.07mi	3/1.0 (+1)	816 (0%)	10mo	$70,000	$86	80
117 Macarthur Blvd	0.03mi	3/1.0 (+1)	770 (-6%)	1mo	$88,400	$115	79
610 S Spruce St	0.13mi	2/1.0	768 (-6%)	4mo	$24,200	$32	77
108 Macarthur Blvd	0.06mi	2/1.0	768 (-6%)	10mo	$14,500	$19	75
115 Macarthur Blvd	0.04mi	2/1.0	720 (-12%)	4mo	$49,900	$69	72
708 E 5th St	0.08mi	2/1.0	758 (-7%)	11mo	$65,000	$86	72
106 Macarthur Blvd	0.07mi	2/1.0	860 (+5%)	16mo	$78,000	$91	71
414 Maple St	0.25mi	3/1.0 (+1)	800 (-2%)	14mo	$84,900	$106	65
609 Fair Ave	0.46mi	2/1.0	816 (0%)	22mo	$50,000	$61	56
900 E 1st St	0.45mi	2/1.0	720 (-12%)	6mo	$69,000	$96	51
4 W 6th St	0.70mi	2/1.0	748 (-8%)	13mo	$25,000	$33	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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-2,843
• Equity at exit: $11,108

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $9,516
• Equity at exit: $6,441

Cash invested: $20,860 (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 62557

• Home prices YoY: -18.5%
• Active inventory: 66
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $887 medium
• Mortgage (P&I): −$391
• Tax from tax record: −$135 /mo · $1,617/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $144

Break-even live

Break-even rent $704

Max offer price $74,500

Occupancy floor 79%

Sensitivity live

Price	-10% $186	-5% $165	+0% $144	+5% $123	+10% $102
Rent	-10% $74	-5% $109	+0% $144	+5% $179	+10% $214
Rate	-1.0pp $182	-0.5pp $163	base $144	+0.5pp $125	+1.0pp $105

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-06
   status Pending
2. 2026-05-05
   listed $74,500 Active
3. 2025-05-29
   historical $675
4. 2025-05-25
   listed $675
5. 2024-05-15
   soldstatus $58,000
6. 2024-05-10
   soldstatus $58,000 Closed 195-char remark

   Show marketing remark (199 chars)

   Check out this cute 3 bedroom home. Very clean with all new carpet and fresh paint throughout. 1 car detached garage. Spacious kitchen with plenty of cabinets and counter space. Ready to move in.

7. 2024-05-10
   soldstatus $58,000 Closed 199-char remark

   Show marketing remark (199 chars)

   Check out this cute 3 bedroom home. Very clean with all new carpet and fresh paint throughout. 1 car detached garage. Spacious kitchen with plenty of cabinets and counter space. Ready to move in.

8. 2024-05-08
   status Pending 199-char remark

   Show marketing remark (195 chars)

   Check out this cute 3 bedroom home. Very clean with all new carpet and fresh paint throughout. 1 car detached garage. Spacious kitchen with plenty of cabinets and counter space. Ready to move in.

9. 2024-05-08
   status Pending 195-char remark

   Show marketing remark (195 chars)

   Check out this cute 3 bedroom home. Very clean with all new carpet and fresh paint throughout. 1 car detached garage. Spacious kitchen with plenty of cabinets and counter space. Ready to move in.

10. 2024-04-17
    price $67,900 199-char remark

    Show marketing remark (195 chars)

    Check out this cute 3 bedroom home. Very clean with all new carpet and fresh paint throughout. 1 car detached garage. Spacious kitchen with plenty of cabinets and counter space. Ready to move in.

11. 2024-04-17
    price $67,900 195-char remark

    Show marketing remark (195 chars)

    Check out this cute 3 bedroom home. Very clean with all new carpet and fresh paint throughout. 1 car detached garage. Spacious kitchen with plenty of cabinets and counter space. Ready to move in.

12. 2024-02-05
    listed $69,900 Active 195-char remark

    Show marketing remark (195 chars)

    Check out this cute 3 bedroom home. Very clean with all new carpet and fresh paint throughout. 1 car detached garage. Spacious kitchen with plenty of cabinets and counter space. Ready to move in.

13. 2024-02-02
    listed $69,900 Active 199-char remark

    Show marketing remark (199 chars)

    Check out this cute 3 bedroom home. Very clean with all new carpet and fresh paint throughout. 1 car detached garage. Spacious kitchen with plenty of cabinets and counter space. Ready to move in.

14. 2016-07-29
    soldstatus $54,500
15. 2016-07-28
    soldstatus $54,500
16. 2016-07-28
    soldstatus $54,500
17. 2015-10-10
    listed $54,900
18. 2015-10-10
    listed $54,900
19. 2008-08-15
    soldstatus $46,000
20. 2008-08-15
    soldstatus $46,000
21. 2008-06-20
    listed $53,000
22. 2004-01-01
    soldstatus $34,000
23. 1999-11-12
    soldstatus $23,000
24. 1999-06-28
    listed $28,000

ⓘ 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: $1,617 · $135/mo
• Projected year-2 tax: $1,654 · $138/mo
• Expected delta: +$37/yr (+$3/mo · 2.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,644
• − Mortgage interest: −$4,173
• − Property taxes: −$1,617
• − Insurance: −$372
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$2,167
• Taxable income: $611
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $1,585/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: Pana CUSD 8
• NCES district ID: 1730630
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $42,385
• Composite: 20.88/100
• National rank: #8493
• State rank: #360 of 620 in IL

Livability — Pana

• Score: 65/100
• State rank: #599
• US rank: #12409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pana, IL
• Population (ZIP): 6,859

Population outlook (Christian County) Hauer SSP2

• Today (2025): 31,182 people
• By 2030: 29,787 · -4.5%
• By 2040: 26,793 · -14.1%
• By 2050: 23,757 · -23.8%
• By 2075: 17,333 · -44.4%
• By 2100: 11,573 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Christian

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -40.4pp toward R · 2008: -6.3pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+44.6 2016: R+42.7 2012: R+23.1 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.82%
• Current HPI: 135.6938
• 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

+166.1% since first listed

24 events — show timeline

• 2026-05-06 Pending — CIBR
• 2026-05-05 Listed $74,500 CIBR
• 2025-05-29 Rental Removed $675 TURBOTENANT
• 2025-05-25 Listed for Rent $675 TURBOTENANT
• 2024-05-15 Sold (Public Records) $58,000 Public Records
• 2024-05-10 Sold (MLS) $58,000 MRED as Distributed by MLS Grid
• 2024-05-10 Sold (MLS) $58,000 CIBR
• 2024-05-08 Pending — MRED as Distributed by MLS Grid
• 2024-05-08 Pending — CIBR
• 2024-04-17 Price Changed $67,900 MRED as Distributed by MLS Grid
• 2024-04-17 Price Changed $67,900 CIBR
• 2024-02-05 Listed $69,900 CIBR
• 2024-02-02 Listed $69,900 MRED as Distributed by MLS Grid
• 2016-07-29 Sold (Public Records) $54,500 Public Records
• 2016-07-28 Sold (MLS) $54,500 CIBR
• 2016-07-28 Sold (MLS) $54,500 MRED as Distributed by MLS Grid
• 2015-10-10 Listed $54,900 CIBR
• 2015-10-10 Listed $54,900 MRED as Distributed by MLS Grid
• 2008-08-15 Sold (Public Records) $46,000 Public Records
• 2008-08-15 Sold (MLS) $46,000 MRED as Distributed by MLS Grid
• 2008-06-20 Listed $53,000 MRED as Distributed by MLS Grid
• 2004-01-01 Sold (Public Records) $34,000 Public Records
• 1999-11-12 Sold (MLS) $23,000 RMLSA as Distributed by MLS Grid
• 1999-06-28 Listed $28,000 RMLSA as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2024): $1,617 · +4.2% YoY. Source: county tax records.