1204 Minnesota Ave · Windsor, IL 61957

$84,900

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

Built 1940 0.34 ac lot

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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 +22.3/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Well Maintained 2/3 Bedroom 1 Bath Home on Large City Lot. Newer Roof, Siding and Vinyl Windows. One Car detached Garage. Partial Basement (24x30) Third Bedroom is used as Laundry and could be put back in Basement.

Key facts

• Vinyl windows
• Large city lot
• Newer roof

Tags

• NEWER ROOF
• VINYL WINDOWS
• LARGE CITY LOT
• PARTIAL BASEMENT

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-family residence; One story
• Construction: Vinyl siding construction; Shingle roof; Full basement (unfinished)
• Exterior features: Gravel road access; Shingle roof; Vinyl siding

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Gas water heater; Microwave; Range; Refrigerator; Full unfinished basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($867 rent vs $85k).

Location & tenants

• Location reads 62/100 on livability (#847 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Windsor CUSD 1 (rural): math 20% / reading 25% proficiency, ranked #651 of 919 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 41 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($587 loan paydown + $5k appreciation (5.5% local appreciation)).
• Shelby County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $85k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1940 — 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: 1.02% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.30×
• Total profit: $30,912
• Equity at exit: $50,706

10-year hold

• IRR: 19.6%
• Equity multiple: 4.56×
• Total profit: $84,658
• Equity at exit: $89,737

Cash invested: $23,772 (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 61957

• Home prices YoY: 2.9%
• Active inventory: 3
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $140

Break-even live

Break-even rent $690

Max offer price $84,900

Occupancy floor 79%

Sensitivity live

Price	-10% $188	-5% $164	+0% $140	+5% $116	+10% $92
Rent	-10% $71	-5% $106	+0% $140	+5% $174	+10% $209
Rate	-1.0pp $183	-0.5pp $162	base $140	+0.5pp $118	+1.0pp $96

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-30
   status Pending
2. 2026-05-28
   listed $84,900 Active
3. 2018-09-24
   soldstatus $45,000

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$575/yr (+$48/mo · 74.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $10,410
• − Mortgage interest: −$4,756
• − Property taxes: −$776
• − Insurance: −$424
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$2,470
• Taxable income: $318
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $1,604/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: Windsor CUSD 1
• NCES district ID: 1742690
• Math proficiency: 20% ▲ 5.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $51,624
• Composite: 23.27/100
• National rank: #13316
• State rank: #651 of 919 in IL

Livability — Windsor

• Score: 62/100
• State rank: #847
• US rank: #16662

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: Windsor, IL
• Population (ZIP): 1,784

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 20,512 people
• By 2030: 19,675 · -4.1%
• By 2040: 17,851 · -13.0%
• By 2050: 15,973 · -22.1%
• By 2075: 11,799 · -42.5%
• By 2100: 8,030 · -60.9%

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: Lithuanian 4% Romanian 1% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.5% · Other 1.4%
• 2008→2024 swing: -40.5pp toward R · 2008: -19.8pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.2 2016: R+54.3 2012: R+33.7 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.50%
• Current HPI: 194.6663
• 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

+88.7% since first listed

3 events — show timeline

• 2026-05-30 Pending — CIBR
• 2026-05-28 Listed $84,900 CIBR
• 2018-09-24 Sold (Public Records) $45,000 Public Records

Property tax history

-2.7%/yr

Latest (2024): $776 · +8.6% YoY. Source: county tax records.