200 W Locust St · Cambridge, IL 61238

$129,900

3 bd · 1.0 ba · 2,336 sqft · SingleFamily public records · 36 Days on market

Built 1908 0.44 ac lot $56/sqft · 15% below area Est $158k · 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 +20.7/30.0
• ARV discount +15.0/15.0
• Appreciation +9.2/10.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into a piece of Cambridge history with this character filled early farmhouse -style home set on an extra large corner lot shaded by mature trees. Offering 4 bedrooms and 2.5 baths, this spacious property blends timeless country charm with practical updates throughout. The formal dining room and expansive living room showcase the 3/4 inch hardwood floors and stunning bow window perfect for your Christmas tree. The office could be used for a 5th bedroom if needed. The eat in kitchen offers everyday functionality with appliances included. A rare back maid's staircase adds to the homes vintage appeal and the second floor laundry brings modern day convenience to the upper floor. Step outsid

Key facts

• Formal dining room
• Stunning bow window
• Hardwood floors

Tags

• EXTRA LARGE CORNER LOT
• MATURE TREES
• FORMAL DINING ROOM
• EXPANSIVE LIVING ROOM
• HARDWOOD FLOORS
• STUNNING BOW WINDOW

Property features AI

Finance

• HOA & community: No master association fee required; Community features include park, curbs, and street lights

Exterior

• Parking: Detached garage; Gravel driveway; 4 total parking spaces (4 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2 stories; Fee simple ownership; Property over 100 years old; Interstate access
• Construction: Vinyl siding; Asphalt roof; Brick/mortar foundation; Built before 1978
• Exterior features: Deck; Porch; Balcony; Roof deck; Corner lot with mature trees; Level lot; Irregular lot

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area / table space
• Bedrooms: 4 bedrooms total; Master bedroom on second floor; Three additional bedrooms on second floor; Office on main level (10 x 10)
• Flooring: Hardwood and wood flooring; Other flooring in office
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Multiple (2+) separate heating systems; Central air conditioning
• Interior features: First-floor bedroom and first-floor full bath; Separate dining room; Window treatments; Ceiling fan(s); Cellar and partial basement
• Laundry & utility: Laundry on upper (second) level; Gas dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#584 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cambridge CUSD 227 (rural): math 28% / reading 37% proficiency, ranked #215 of 620 in IL (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cambridge Comm Grade School (math 37% / reading 52%, grade F, #267 of 2,056 statewide, top 15%, 234 students, 0% FRL); Cambridge Jr/Sr High School (math 22% / reading 27%, grade F, #256 of 693 statewide, top 44%, 227 students, 0% FRL) — zoned schools average 0% FRL vs 26% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 active listings in the ZIP; 32 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($898 loan paydown + $11k appreciation (8.3% local appreciation)).
• Henry County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $35k; list at $130k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1908 — 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: 1.08% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (median comp): $157,937
• List price: $129,900
• Delta: -17.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 S Prospect St	0.32mi	4/3.5 (+1)	2,390 (+2%)	23mo	$118,000	$49	47
408 W Center St	0.29mi	4/1.5 (+1)	2,677 (+15%)	12mo	$180,000	$67	45

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

Projected returns pro-forma

8.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.86×
• Total profit: $67,529
• Equity at exit: $101,708

10-year hold

• IRR: 22.6%
• Equity multiple: 6.17×
• Total profit: $187,908
• Equity at exit: $204,839

Cash invested: $36,372 (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 61238

• Home prices YoY: 3.1%
• Active inventory: 15
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$196 /mo · $2,351/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $175

Break-even live

Break-even rent $1,179

Max offer price $129,900

Occupancy floor 83%

Sensitivity live

Price	-10% $248	-5% $212	+0% $175	+5% $138	+10% $101
Rent	-10% $64	-5% $120	+0% $175	+5% $230	+10% $285
Rate	-1.0pp $240	-0.5pp $208	base $175	+0.5pp $141	+1.0pp $107

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $129,900 Active 36 DOM
2. 2026-06-18
   days on market $129,900 Active 34 DOM
3. 2026-06-17
   days on market $129,900 Active 33 DOM
4. 2026-06-16
   days on market $129,900 Active 32 DOM
5. 2026-06-15
   days on market $129,900 Active 31 DOM
6. 2026-06-13
   days on market $129,900 Active 29 DOM
7. 2026-06-12
   days on market $129,900 Active 28 DOM
8. 2026-06-09
   days on market $129,900 Active 25 DOM
9. 2026-06-08
   days on market $129,900 Active 24 DOM
10. 2026-06-07
    days on market $129,900 Active 23 DOM
11. 2026-06-04
    days on market $129,900 Active 19 DOM
12. 2026-06-02
    days on market $129,900 Active 18 DOM
13. 2026-06-01
    days on market $129,900 Active 17 DOM
14. 2026-05-31
    days on market $129,900 Active 16 DOM
15. 2026-05-31
    days on market $129,900 Active 15 DOM
16. 2026-05-14
    listed $129,900 Active 1106-char remark
17. 2004-04-29
    soldstatus $34,900 269-char remark
18. 2004-03-25
    listed $34,900 269-char remark

ⓘ 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: $2,351 · $196/mo
• Projected year-2 tax: $2,650 · $221/mo
• Expected delta: +$299/yr (+$25/mo · 12.7%)

ⓘ 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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,801
• − Mortgage interest: −$7,276
• − Property taxes: −$2,351
• − Insurance: −$650
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,779
• Taxable income: $58
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,085/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: Cambridge CUSD 227
• NCES district ID: 1708160
• Math proficiency: 28% ▲ 4.00%
• Reading proficiency: 37% ▲ 10.00%
• Median HH income: $55,653
• Composite: 28.79/100
• National rank: #6663
• State rank: #215 of 620 in IL

Livability — Cambridge

• Score: 66/100
• State rank: #584
• US rank: #12167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, IL
• Population (ZIP): 2,705

Population outlook (Henry County) Hauer SSP2

• Today (2025): 47,376 people
• By 2030: 45,920 · -3.1%
• By 2040: 42,829 · -9.6%
• By 2050: 39,606 · -16.4%
• By 2075: 31,848 · -32.8%
• By 2100: 23,503 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2%
• Common ancestry: English 6% Scottish 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Henry

• 2024 margin: Strong R (+24.5) · D 36.8% · R 61.3% · Other 1.9%
• 2008→2024 swing: -32.2pp toward R · 2008: 7.7pp · 2024: -24.5pp
• All cycles: 2024: R+24.5 2020: R+21.4 2016: R+21.2 2012: D+3.1 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.34%
• Current HPI: 276.25
• 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

+272.2% since first listed

3 events — show timeline

• 2026-05-14 Listed $129,900 MRED as Distributed by MLS Grid
• 2004-04-29 Sold (MLS) $34,900 RMLSA as Distributed by MLS Grid
• 2004-03-25 Listed $34,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $2,351 · +7.7% YoY. Source: county tax records.