123 W Waupansie St · Dwight, IL 60420

$130,000

6 bd · 2.0 ba · 2,232 sqft · MultiFamily public records · 255 Days on market

Built 1908 7,405 sqft lot

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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
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

GREAT investment opportunity! Two unit building. 1st floor unit vacant. Second floor rented $600. Month to month lease. One long term tenant and one vacant unit. Live in one unit-rent the other. Recent updates.

Key facts

• 7,405 sq ft lot
• 6 parking spots
• Built 1908

Property features AI

Finance

• Other: Two units in the building; First-floor unit rent $1,150 (month-to-month); security deposit $1,150; tenant pays electric, gas, scavenger, sewer and water; Second-floor unit rent $825 (month-to-month); security deposit $825; tenant pays electric, gas, scavenger, sewer and water; Taxes (2024) and asking price not included per instructions
• Financial info: Gross rental income reported at $9,900; Insurance expense listed at $1,200

Exterior

• Parking: Six parking spaces total; Unassigned parking, off-alley parking and other parking options
• Utilities: Public water; Public sewer
• Home design: Two- to four-unit property (duplex); Fee simple ownership; Property over 100 years old; Not a conversion, not rebuilt or rehabbed
• Construction: Aluminum siding; Metal roof; Built before 1978
• Exterior features: 50 x 151 lot dimensions; Lot under 0.25 acre; School bus service and commuter train access nearby; Interstate access nearby

Interior

• Kitchen: Each unit includes a stove and refrigerator; Range hood in each unit
• Bedrooms: Six bedrooms total; Three-bedroom unit on first floor; Three-bedroom unit on second floor
• Bathrooms: Two full bathrooms total; Each unit has one full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning in each unit
• Interior features: 14 rooms total; Unfinished full basement; Curbs, sidewalks, street lights and paved streets in the neighborhood
• Laundry & utility: Each unit has laundry hook-ups

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive. Per door: $273/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#304 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Dwight Twp Hsd 230 (town): math 40% / reading 40% proficiency, ranked #301 of 919 in IL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dwight High School (math 24% / reading 15%, grade F, #379 of 693 statewide, top 57%, 215 students, 0% FRL).
• Zoned-school proficiency averages 20% at this address vs 40% district-wide (-20 pts) — the specific schools serving this property underperform the Dwight Twp Hsd 230 average; the district grade overstates school quality for this exact location.
• Market conditions: 29 active listings in the ZIP; 35 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Livingston County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $13,875
• Equity at exit: $19,383

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $57,387
• Equity at exit: $11,240

Cash invested: $36,400 (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 60420

• Home prices YoY: -21.5%
• Active inventory: 29
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$297 /mo · $3,567/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $547

Break-even live

Break-even rent $1,308

Max offer price $130,000

Occupancy floor 68%

Sensitivity live

Price	-10% $620	-5% $584	+0% $547	+5% $510	+10% $473
Rent	-10% $389	-5% $468	+0% $547	+5% $626	+10% $705
Rate	-1.0pp $612	-0.5pp $580	base $547	+0.5pp $513	+1.0pp $479

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,000
Total (2 units)			$2,000

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-19
   days on market $130,000 Active 255 DOM
2. 2026-06-18
   days on market $130,000 Active 254 DOM
3. 2026-06-17
   days on market $130,000 Active 253 DOM
4. 2026-06-16
   days on market $130,000 Active 252 DOM
5. 2026-06-15
   days on market $130,000 Active 251 DOM
6. 2026-06-14
   days on market $130,000 Active 249 DOM
7. 2026-06-12
   days on market $130,000 Active 248 DOM
8. 2026-06-09
   days on market $130,000 Active 245 DOM
9. 2026-06-08
   days on market $130,000 Active 244 DOM
10. 2026-06-07
    days on market $130,000 Active 243 DOM
11. 2026-06-05
    days on market $130,000 Active 240 DOM
12. 2026-06-03
    days on market $130,000 Active 239 DOM
13. 2026-06-02
    days on market $130,000 Active 238 DOM
14. 2026-06-01
    days on market $130,000 Active 237 DOM
15. 2026-05-31
    days on market $130,000 Active 236 DOM
16. 2026-05-30
    days on market $130,000 Active 235 DOM
17. 2026-02-02
    price $130,000
18. 2026-01-20
    price $135,000
19. 2025-11-26
    price $140,000
20. 2025-11-04
    price $154,900
21. 2025-10-07
    listed $159,900 Active
22. 2023-12-06
    historical $825
23. 2023-09-03
    listed $825
24. 2021-06-10
    soldstatus $95,000 Closed Sale 210-char remark

    Show marketing remark (210 chars)

    GREAT investment opportunity! Two unit building. 1st floor unit vacant. Second floor rented $600. Month to month lease. One long term tenant and one vacant unit. Live in one unit-rent the other. Recent updates.

25. 2021-06-10
    soldstatus $95,000

    Show marketing remark (210 chars)

    GREAT investment opportunity! Two unit building. 1st floor unit vacant. Second floor rented $600. Month to month lease. One long term tenant and one vacant unit. Live in one unit-rent the other. Recent updates.

26. 2021-04-13
    status Contingent 210-char remark

    Show marketing remark (210 chars)

    GREAT investment opportunity! Two unit building. 1st floor unit vacant. Second floor rented $600. Month to month lease. One long term tenant and one vacant unit. Live in one unit-rent the other. Recent updates.

27. 2021-04-02
    status Reactivated 210-char remark

    Show marketing remark (210 chars)

    GREAT investment opportunity! Two unit building. 1st floor unit vacant. Second floor rented $600. Month to month lease. One long term tenant and one vacant unit. Live in one unit-rent the other. Recent updates.

28. 2021-03-08
    status Contingent 210-char remark

    Show marketing remark (210 chars)

    GREAT investment opportunity! Two unit building. 1st floor unit vacant. Second floor rented $600. Month to month lease. One long term tenant and one vacant unit. Live in one unit-rent the other. Recent updates.

29. 2020-11-13
    status Reactivated 210-char remark

    Show marketing remark (210 chars)

    GREAT investment opportunity! Two unit building. 1st floor unit vacant. Second floor rented $600. Month to month lease. One long term tenant and one vacant unit. Live in one unit-rent the other. Recent updates.

30. 2020-08-28
    status Contingent 210-char remark

    Show marketing remark (210 chars)

    GREAT investment opportunity! Two unit building. 1st floor unit vacant. Second floor rented $600. Month to month lease. One long term tenant and one vacant unit. Live in one unit-rent the other. Recent updates.

31. 2020-07-28
    price $110,000 210-char remark

    Show marketing remark (210 chars)

    GREAT investment opportunity! Two unit building. 1st floor unit vacant. Second floor rented $600. Month to month lease. One long term tenant and one vacant unit. Live in one unit-rent the other. Recent updates.

32. 2020-07-07
    price $115,000 210-char remark

    Show marketing remark (210 chars)

    GREAT investment opportunity! Two unit building. 1st floor unit vacant. Second floor rented $600. Month to month lease. One long term tenant and one vacant unit. Live in one unit-rent the other. Recent updates.

33. 2019-11-20
    listed $120,000 New 210-char remark

    Show marketing remark (210 chars)

    GREAT investment opportunity! Two unit building. 1st floor unit vacant. Second floor rented $600. Month to month lease. One long term tenant and one vacant unit. Live in one unit-rent the other. Recent updates.

34. 2018-09-06
    historical
35. 2018-06-15
    price
36. 2018-05-02
    listed New
37. 2014-09-13
    historical
38. 2014-03-12
    listed New
39. 2008-03-28
    historical
40. 2007-09-27
    listed
41. 2007-02-27
    historical
42. 2006-09-29
    listed
43. 1993-02-01
    soldstatus $60,000

ⓘ 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: $3,567 · $297/mo
• Projected year-2 tax: $3,567 · $297/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 100% 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: $24,000
• − Mortgage interest: −$7,282
• − Property taxes: −$3,567
• − Insurance: −$650
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,782
• Taxable income: $4,879
• Est. tax owed @ 24.0%: −$1,171
• After-tax cash flow: $5,391/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: Dwight Twp Hsd 230
• NCES district ID: 1712870
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $55,820
• Composite: 37.48/100
• National rank: #8890
• State rank: #301 of 919 in IL

Livability — Dwight

• Score: 72/100
• State rank: #304
• US rank: #5967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dwight, IL
• City population: 4,672
• Population (ZIP): 4,672

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 32,749 people
• By 2030: 30,848 · -5.8%
• By 2040: 27,357 · -16.5%
• By 2050: 24,048 · -26.6%
• By 2075: 17,574 · -46.3%
• By 2100: 12,096 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 6% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+46.3) · D 26.1% · R 72.4% · Other 1.6%
• 2008→2024 swing: -27.1pp toward R · 2008: -19.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+44.2 2016: R+41.0 2012: R+31.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.34%
• Current HPI: 209.621
• 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

+116.7% since first listed

27 events — show timeline

• 2026-02-02 Price Changed $130,000 MRED as Distributed by MLS Grid
• 2026-01-20 Price Changed $135,000 MRED as Distributed by MLS Grid
• 2025-11-26 Price Changed $140,000 MRED as Distributed by MLS Grid
• 2025-11-04 Price Changed $154,900 MRED as Distributed by MLS Grid
• 2025-10-07 Listed $159,900 MRED as Distributed by MLS Grid
• 2023-12-06 Rental Removed $825 MRED
• 2023-09-03 Listed for Rent $825 MRED
• 2021-06-10 Sold (MLS) $95,000 MRED as Distributed by MLS Grid
• 2021-06-10 Sold (Public Records) $95,000 Public Records
• 2021-04-13 Pending — MRED as Distributed by MLS Grid
• 2021-04-02 Relisted — MRED as Distributed by MLS Grid
• 2021-03-08 Pending — MRED as Distributed by MLS Grid
• 2020-11-13 Relisted — MRED as Distributed by MLS Grid
• 2020-08-28 Pending — MRED as Distributed by MLS Grid
• 2020-07-28 Price Changed $110,000 MRED as Distributed by MLS Grid
• 2020-07-07 Price Changed $115,000 MRED as Distributed by MLS Grid
• 2019-11-20 Listed $120,000 MRED as Distributed by MLS Grid
• 2018-09-06 Listing Removed — MRED as Distributed by MLS Grid
• 2018-06-15 Price Changed — MRED as Distributed by MLS Grid
• 2018-05-02 Listed — MRED as Distributed by MLS Grid
• 2014-09-13 Listing Removed — MRED as Distributed by MLS Grid
• 2014-03-12 Listed — MRED as Distributed by MLS Grid
• 2008-03-28 Listing Removed — MRED as Distributed by MLS Grid
• 2007-09-27 Listed — MRED as Distributed by MLS Grid
• 2007-02-27 Listing Removed — MRED as Distributed by MLS Grid
• 2006-09-29 Listed — MRED as Distributed by MLS Grid
• 1993-02-01 Sold (Public Records) $60,000 Public Records

Property tax history

+1.3%/yr

Latest (2024): $3,567 · +12.1% YoY. Source: county tax records.