215 S Saint John St · Bethany, IL 61914

$79,000

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 27 Days on market

Built 1888 Est $96k · 18% 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 +22.9/30.0
• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Home For Sale 215 S St John Street Bethany, Illinois 61914 & acirc; & euro; & oelig; Priced to sell & acirc; & euro; � at $79,000 Move in ready with lots of potential. Freshly cleaned and painted interior for a fresh new feel! Perfect for first time buyer, down sizing or investment opportunity! Call or text 1-217-294-3465 or 1-217-663-4644 * Spacious 1 bedroom * 1 bathroom * Separate dining room * Kitchen with extra workspace leading to back door * 1 car garage * Privacy fence off the back door * Approximately 1,000 sq. ft. home * City lot approximately 9,300 sq. ft. * Storage she

Key facts

• Separate dining room
• Painted interior
• Extra workspace

Tags

• PAINTED INTERIOR
• SEPARATE DINING ROOM
• EXTRA WORKSPACE
• PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($867 rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#736 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Okaw Valley CUSD 302 (rural): math 11% / reading 29% proficiency, ranked #424 of 620 in IL (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 42 units permitted in Moultrie County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($546 loan paydown + $6k appreciation (7.9% local appreciation)).
• Moultrie County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1888 — 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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $96,228
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 S Saint John St	0.25mi	3/1.0 (+1)	960 (-1%)	4mo	$111,500	$116	78
505 W Main St	0.12mi	2/1.0	924 (-5%)	11mo	$63,000	$68	77
401 W Main St	0.10mi	2/1.0	958 (-1%)	24mo	$72,000	$75	73
11 Elm Dr	0.17mi	2/1.0	1,056 (+9%)	6mo	$139,000	$132	72
18 Elm Dr	0.20mi	3/1.0 (+1)	1,008 (+4%)	20mo	$67,500	$67	63
415 N Washington St	0.39mi	2/1.0	980 (+1%)	22mo	$41,100	$42	62
44 Meadow Lark Ct	0.49mi	3/1.0 (+1)	960 (-1%)	12mo	$124,000	$129	60
7 Lane Dr	0.52mi	3/1.0 (+1)	960 (-1%)	12mo	$115,000	$120	59
601 N Worth St	0.53mi	3/1.0 (+1)	1,104 (+14%)	19mo	$109,000	$99	31

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

Projected returns pro-forma

7.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.86×
• Total profit: $41,070
• Equity at exit: $59,637

10-year hold

• IRR: 23.2%
• Equity multiple: 6.09×
• Total profit: $112,582
• Equity at exit: $118,017

Cash invested: $22,120 (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 61914

• Home prices YoY: 4.2%
• Active inventory: 7
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $139

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 79%

Sensitivity live

Price	-10% $194	-5% $167	+0% $139	+5% $112	+10% $85
Rent	-10% $71	-5% $105	+0% $139	+5% $174	+10% $208
Rate	-1.0pp $179	-0.5pp $159	base $139	+0.5pp $119	+1.0pp $98

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $79,000 Active 27 DOM
2. 2026-06-17
   days on market $79,000 Active 26 DOM
3. 2026-06-16
   days on market $79,000 Active 25 DOM
4. 2026-06-15
   days on market $79,000 Active 24 DOM
5. 2026-06-14
   days on market $79,000 Active 22 DOM
6. 2026-06-13
   days on market $79,000 Active 21 DOM
7. 2026-06-10
   days on market $79,000 Active 19 DOM
8. 2026-06-09
   days on market $79,000 Active 18 DOM
9. 2026-06-08
   days on market $79,000 Active 17 DOM
10. 2026-06-07
    days on market $79,000 Active 16 DOM
11. 2026-06-05
    days on market $79,000 Active 13 DOM
12. 2026-06-03
    days on market $79,000 Active 12 DOM
13. 2026-06-02
    days on market $79,000 Active 11 DOM
14. 2026-06-01
    days on market $79,000 Active 10 DOM
15. 2026-05-31
    days on market $79,000 Active 9 DOM
16. 2026-05-30
    days on market $79,000 Active 8 DOM
17. 2026-05-23
    listed $79,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $10,409
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$2,298
• Taxable income: $440
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $1,566/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: Okaw Valley CUSD 302
• NCES district ID: 1700223
• Math proficiency: 11% ▲ 2.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $48,236
• Composite: 17.67/100
• National rank: #9028
• State rank: #424 of 620 in IL

Livability — Bethany

• Score: 63/100
• State rank: #736
• US rank: #14904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethany, IL
• Population (ZIP): 1,855

Population outlook (Moultrie County) Hauer SSP2

• Today (2025): 14,766 people
• By 2030: 14,490 · -1.9%
• By 2040: 13,848 · -6.2%
• By 2050: 13,063 · -11.5%
• By 2075: 10,862 · -26.4%
• By 2100: 7,963 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 3% Iranian 2% Serbian 2%
• Foreign-born: 1%

Political lean MEDSL · Moultrie

• 2024 margin: Solid R (+49.1) · D 24.8% · R 73.8% · Other 1.4%
• 2008→2024 swing: -36.2pp toward R · 2008: -12.8pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+49.0 2016: R+48.0 2012: R+27.1 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.93%
• Current HPI: 197.4905
• 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

• 2026-05-23 Listed $79,000 FSBO.com

Property tax history

-16.8%/yr

Latest (2024): $86 · +3.1% YoY. Source: county tax records.