1329 N 1000 East Rd · Onarga, IL 60955

$45,000

2 bd · 2.0 ba · 1,314 sqft · SingleFamily · 51 Days on market

Built 1880 0.72 ac lot ↓ 42% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

There are no remarks available.

Key facts

• 0.72 acre lot
• 2 garage spots
• Built 1880

Property features AI

Finance

• Other: Possession at closing
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage owned (2 garage spaces, 2 total parking spaces)
• Utilities: Well water; Septic tank sewer
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Built over 100 years ago; Estimated living area
• Construction: Aluminum and vinyl siding; Unfinished basement; Approximately 1,314 finished square feet (reported total finished/unfinished area 1,665); Upper level and main level living areas
• Exterior features: Half-acre to nearly one-acre lot (.50-.99 Acre); Lot dimensions approximately 161 x 196; Not zero lot line

Interior

• Kitchen: Kitchen on main level (15 x 13)
• Bedrooms: Master bedroom on second floor (11 x 14); Bedroom on second floor (15 x 8); Additional bedrooms (2 total)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 4 total rooms; Unfinished full basement
• Laundry & utility: Main level laundry room (8 x 9)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#721 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment D-.
• Iroquois West CUSD 10 (town): math 29% / reading 30% proficiency, ranked #255 of 620 in IL (top 41%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Iroquois West Elem School/Gilman (math 62% / reading 62%, grade B, #53 of 2,056 statewide, top 3%, 154 students, 0% FRL); Iroquois West Middle School (math 27% / reading 22%, grade F, #332 of 665 statewide, top 55%, 197 students, 0% FRL); Iroquois West High School (math 12% / reading 22%, grade F, #430 of 693 statewide, top 66%, 313 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 14 units permitted in Iroquois County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23 of equity ($311 loan paydown + $-288 appreciation (-0.6% local appreciation)).
• Iroquois County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.36% ✓
• Cap rate: 17.27%
• Cash-on-cash: 39.20%
• DSCR: 2.74
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 2.88×
• Total profit: $23,648
• Equity at exit: $11,646

10-year hold

• IRR: 43.1%
• Equity multiple: 5.69×
• Total profit: $59,138
• Equity at exit: $12,911

Cash invested: $12,600 (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 60955

• Home prices YoY: -0.4%
• Active inventory: 5
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$172 /mo · $2,066/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $412

Break-even live

Break-even rent $540

Max offer price $45,000

Occupancy floor 56%

Sensitivity live

Price	-10% $559	-5% $424	+0% $412	+5% $399	+10% $386
Rent	-10% $328	-5% $370	+0% $412	+5% $453	+10% $495
Rate	-1.0pp $434	-0.5pp $423	base $412	+0.5pp $400	+1.0pp $388

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $45,000 Active 51 DOM
2. 2026-06-18
   days on market $45,000 Active 49 DOM
3. 2026-06-17
   days on market $45,000 Active 48 DOM
4. 2026-06-17
   price $45,000 Active 47 DOM
5. 2026-06-16
   days on market $49,900 Active 47 DOM
6. 2026-06-15
   days on market $49,900 Active 46 DOM
7. 2026-06-13
   days on market $49,900 Active 44 DOM
8. 2026-06-12
   days on market $49,900 Active 43 DOM
9. 2026-06-09
   days on market $49,900 Active 40 DOM
10. 2026-06-08
    days on market $49,900 Active 39 DOM
11. 2026-06-07
    days on market $49,900 Active 38 DOM
12. 2026-06-04
    days on market $49,900 Active 34 DOM
13. 2026-06-02
    days on market $49,900 Active 33 DOM
14. 2026-06-01
    days on market $49,900 Active 32 DOM
15. 2026-05-31
    days on market $49,900 Active 31 DOM
16. 2026-05-31
    days on market $49,900 Active 30 DOM
17. 2026-04-30
    listed $49,900 Active 226-char remark
18. 2025-09-22
    historical
19. 2025-07-24
    status Active
20. 2025-07-24
    price
21. 2025-03-28
    historical
22. 2025-02-20
    price
23. 2025-01-15
    price
24. 2024-12-04
    listed Active
25. 2022-09-09
    soldstatus $65,000 Closed

    Show marketing remark (31 chars)

    There are no remarks available.

26. 2022-09-09
    soldstatus $65,000

    Show marketing remark (31 chars)

    There are no remarks available.

27. 2022-08-06
    status Pending

    Show marketing remark (31 chars)

    There are no remarks available.

28. 2022-07-27
    price $72,500

    Show marketing remark (31 chars)

    There are no remarks available.

29. 2022-06-28
    listed $77,500 Active

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ 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: $2,066 · $172/mo
• Projected year-2 tax: $2,066 · $172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,736
• − Mortgage interest: −$2,521
• − Property taxes: −$2,066
• − Insurance: −$225
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$1,309
• Taxable income: $4,578
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $3,840/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: Iroquois West CUSD 10
• NCES district ID: 1720180
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $47,456
• Composite: 25.55/100
• National rank: #7428
• State rank: #255 of 620 in IL

Livability — Onarga

• Score: 64/100
• State rank: #721
• US rank: #14649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,981

Population outlook (Iroquois County) Hauer SSP2

• Today (2025): 26,826 people
• By 2030: 25,771 · -3.9%
• By 2040: 23,589 · -12.1%
• By 2050: 21,523 · -19.8%
• By 2075: 17,998 · -32.9%
• By 2100: 14,979 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (50%)
• Race & ethnicity: Hispanic / Latino 50% White 47% Two or more races 18% Native American 4% Black 1%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Iranian 2% Lithuanian 2% Italian 2%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 63% English-only · Spanish 37%

Political lean MEDSL · Iroquois

• 2024 margin: Solid R (+57.3) · D 20.6% · R 78.0% · Other 1.4%
• 2008→2024 swing: -27.5pp toward R · 2008: -29.8pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+56.7 2016: R+56.0 2012: R+44.7 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.64%
• Current HPI: 149.6936
• 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

-41.9% since first listed

14 events — show timeline

• 2026-06-16 Price Changed $45,000 MRED as Distributed by MLS Grid
• 2026-04-30 Listed $49,900 MRED as Distributed by MLS Grid
• 2025-09-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-24 Relisted — MRED as Distributed by MLS Grid
• 2025-07-24 Price Changed — MRED as Distributed by MLS Grid
• 2025-03-28 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-20 Price Changed — MRED as Distributed by MLS Grid
• 2025-01-15 Price Changed — MRED as Distributed by MLS Grid
• 2024-12-04 Listed — MRED as Distributed by MLS Grid
• 2022-09-09 Sold (Public Records) $65,000 Public Records
• 2022-09-09 Sold (MLS) $65,000 MRED as Distributed by MLS Grid
• 2022-08-06 Pending — MRED as Distributed by MLS Grid
• 2022-07-27 Price Changed $72,500 MRED as Distributed by MLS Grid
• 2022-06-28 Listed $77,500 MRED as Distributed by MLS Grid

Property tax history

+15.8%/yr

Latest (2024): $2,066 · +7.6% YoY. Source: county tax records.