1309 Bobolink Dr · Washington, IL 61571

$215,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 5 Days on market

Built 1959 7,000 sqft lot Est $166k · 30% 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.6/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Well Maintained, 3 bedroom, 3 Bathroom ranch home featuring a partially finished basement with possible 4th bedroom. Enjoy the convenience of an attached single stall garage. Siding and windows have been updated, offering both comfort and curb appeal. This is a fantastic opportunity to own this charming home. Schedule a private showing today. Sellers will review all offer Monday at 1:00 pm.

Key facts

• 7,000 sq ft lot
• Garage
• Built 1959

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water
• Home design: Single family residence; Originally built in 1959
• Construction: Shingle roof; Not new construction
• Exterior features: Fenced yard; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms; all have egress windows; Bedroom sizes roughly: 11.07 x 10.06, 10.06 x 10.05, 10.1 x 9.06 (main level)
• Flooring: Hardwood flooring in primary bedrooms, dining room, and kitchen area; Carpet in living room and basement family room; Luxury vinyl plank in basement office; Other flooring noted in basement laundry area
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating; Gas water heater; Central air conditioning
• Interior features: Water softener (owned); Partially finished full basement; No fireplaces listed
• Laundry & utility: Washer and dryer included; Main-level laundry area noted (basement also lists a laundry room area)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 9.3% vs local median 3.3% in Washington — 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 73/100 on livability (#272 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Washington Chsd 308 (suburban): math 42% / reading 42% proficiency, ranked #112 of 620 in IL (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Comm High School (math 42% / reading 42%, grade F, #76 of 693 statewide, top 12%, 1,484 students, 0% FRL).
• Market conditions: 132 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 77 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Tazewell County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,000

Questions for the listing agent

1. Built in 1959 — 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. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $165,984
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1307 Bobolink Dr	0.01mi	3/1.0	1,228 (+12%)	3mo	$175,000	$143	76
1304 Bobolink Dr	0.05mi	3/1.0	1,057 (-3%)	19mo	$162,900	$154	76
2 Royal Ct	0.28mi	2/1.5 (-1)	1,120 (+3%)	2mo	$197,000	$176	74
6 Royal Ct	0.29mi	2/1.5 (-1)	1,120 (+3%)	7mo	$182,000	$163	70
1263 Newcastle Rd	0.29mi	2/1.5 (-1)	1,080 (-1%)	13mo	$165,000	$153	67
408 Camelot Dr	0.51mi	4/1.5 (+1)	1,121 (+3%)	1mo	$169,900	$152	64
1506 Woodbine Dr	0.43mi	3/1.0	950 (-13%)	2mo	$140,000	$147	56
400 Hamilton St	0.74mi	2/1.5 (-1)	1,008 (-8%)	14mo	$148,000	$147	34
311 Court Dr	0.72mi	2/1.0 (-1)	989 (-9%)	18mo	$130,000	$131	31
317 Court Dr	0.74mi	2/1.0 (-1)	1,248 (+14%)	17mo	$135,000	$108	22

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-502
• Equity at exit: $32,057

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $43,796
• Equity at exit: $18,589

Cash invested: $60,200 (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 61571

• Active inventory: 132
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,499 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$218 /mo · $2,622/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $539

Break-even live

Break-even rent $1,817

Max offer price $215,000

Occupancy floor 73%

Sensitivity live

Price	-10% $661	-5% $600	+0% $539	+5% $478	+10% $417
Rent	-10% $342	-5% $440	+0% $539	+5% $638	+10% $736
Rate	-1.0pp $647	-0.5pp $594	base $539	+0.5pp $483	+1.0pp $427

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Debates St Washington, IL	3.0	2.0	1319	$2,750	$2.08	14d	1	0.42mi
713 Stephanie Ct Washington, IL	3.0	2.0	1319	$2,750	$2.08	22d	1	0.52mi
704 Debates St Washington, IL	3.0	2.0	1319	$2,750	$2.08	14d	1	0.61mi
1910 Canterbury Dr Washington, IL	2.0	1.0	850	$950	$1.12	14d	1	0.98mi

Listing history 7 events

1. 2026-06-09
   status $215,000 Pending 5 DOM
2. 2026-06-08
   days on market $215,000 Active 5 DOM
3. 2026-06-07
   days on market $215,000 Active 4 DOM
4. 2026-06-05
   remarks 393-char remark
5. 2026-06-05
   days on market $215,000 Active 2 DOM
6. 2026-06-04
   remarks 344-char remark
7. 2026-06-04
   listed $215,000 Active 1 DOM

ⓘ 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: $2,622 · $218/mo
• Projected year-2 tax: $3,751 · $313/mo
• Expected delta: +$1,129/yr (+$94/mo · 43.1%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $29,993
• − Mortgage interest: −$12,043
• − Property taxes: −$2,622
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − Depreciation: −$6,255
• Taxable income: $3,200
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $5,700/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: Washington Chsd 308
• NCES district ID: 1740980
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $66,029
• Composite: 37.69/100
• National rank: #4361
• State rank: #112 of 620 in IL

Livability — Washington

• Score: 73/100
• State rank: #272
• US rank: #5136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, IL
• City population: 24,544
• Population (ZIP): 24,544

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 131,252 people
• By 2030: 128,028 · -2.5%
• By 2040: 120,443 · -8.2%
• By 2050: 111,872 · -14.8%
• By 2075: 89,843 · -31.5%
• By 2100: 66,468 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 4% Italian 3% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Tazewell

• 2024 margin: Strong R (+26.7) · D 35.8% · R 62.5% · Other 1.8%
• 2008→2024 swing: -20.6pp toward R · 2008: -6.0pp · 2024: -26.7pp
• All cycles: 2024: R+26.7 2020: R+25.6 2016: R+28.5 2012: R+17.9 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.85%
• Current HPI: 149.5627
• 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

• 2026-06-03 Listed $215,000 RMLSA as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2024): $2,622 · -2.7% YoY. Source: county tax records.