29 Westway Dr · Harristown, IL 62522

$70,000

3 bd · 1.0 ba · 1,536 sqft · Other public records · 55 Days on market

Built 1953 0.46 ac lot $46/sqft · 42% below area Est $138k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sangamon Valley Schools Harristown. this is a great location, close to I-72; leisure walk to Wyckles Corner businesses. 3 bedrooms 2 full baths, extra large kitchen/dining room walks out to rear deck. Family room has fireplace. 2 car attached garage has overhead doors on both the front and back, concrete pad in the back yard would make a great patio in addition to the large back deck. The yard is nearly 1/2 acre. This is a peaceful neighborhood in a school district of high demand. Bring your financing approval with you. This property is eligible under the First Look Initiative which expires after 30 full days on market. No investor offers until first look period expires. No offers regardless of buyer type will be negotiated within the first 7 days of listing.

Key facts

• Large back deck
• Nearly 1/2 acre
• Concrete pad

Tags

• EXTRA LARGE KITCHEN
• REAR DECK
• CONCRETE PAD
• LARGE BACK DECK
• NEARLY 1/2 ACRE
• PEACEFUL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#839 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Sangamon Valley CUSD 9 (rural): math 10% / reading 27% proficiency, ranked #432 of 620 in IL (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sangamon Valley Primary School (177 students, 0% FRL); Sangamon Valley Middle School (math 8% / reading 22%, grade F, #510 of 665 statewide, top 78%, 150 students, 0% FRL); Sangamon Valley High School (math 8% / reading 17%, grade F, #506 of 693 statewide, top 74%, 180 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 73 active listings in the ZIP; 63 units permitted in Macon County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Macon County population projected at -24% 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1953 — 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: 1.85% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.52%
• DSCR: 2.14
• GRM: 4.5

CMA / ARV

• ARV (median comp): $138,209
• List price: $70,000
• Delta: -49.35%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.2%
• Equity multiple: 1.78×
• Total profit: $15,303
• Equity at exit: $10,437

10-year hold

• IRR: 27.6%
• Equity multiple: 3.44×
• Total profit: $47,903
• Equity at exit: $6,052

Cash invested: $19,600 (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 62522

• Home prices YoY: -16.9%
• Active inventory: 73
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$213 /mo · $2,551/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $417

Break-even live

Break-even rent $771

Max offer price $70,000

Occupancy floor 63%

Sensitivity live

Price	-10% $456	-5% $437	+0% $417	+5% $397	+10% $377
Rent	-10% $314	-5% $366	+0% $417	+5% $468	+10% $519
Rate	-1.0pp $452	-0.5pp $435	base $417	+0.5pp $399	+1.0pp $380

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   statusdays on market $70,000 Pending 55 DOM
2. 2026-06-10
   days on market $70,000 Active Under Contract 53 DOM
3. 2026-06-09
   days on market $70,000 Active Under Contract 52 DOM
4. 2026-06-08
   days on market $70,000 Active Under Contract 51 DOM
5. 2026-06-07
   days on market $70,000 Active Under Contract 50 DOM
6. 2026-06-05
   statusdays on market $70,000 Active Under Contract 47 DOM
7. 2026-06-02
   days on market $70,000 Active 45 DOM
8. 2026-06-01
   days on market $70,000 Active 44 DOM
9. 2026-05-31
   days on market $70,000 Active 43 DOM
10. 2026-05-30
    days on market $70,000 Active 42 DOM
11. 2026-04-17
    listed $70,000 Active 770-char remark

    Show marketing remark (770 chars)

    Sangamon Valley Schools Harristown. this is a great location, close to I-72; leisure walk to Wyckles Corner businesses. 3 bedrooms 2 full baths, extra large kitchen/dining room walks out to rear deck. Family room has fireplace. 2 car attached garage has overhead doors on both the front and back, concrete pad in the back yard would make a great patio in addition to the large back deck. The yard is nearly 1/2 acre. This is a peaceful neighborhood in a school district of high demand. Bring your financing approval with you. This property is eligible under the First Look Initiative which expires after 30 full days on market. No investor offers until first look period expires. No offers regardless of buyer type will be negotiated within the first 7 days of listing.

ⓘ 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: $2,551 · $213/mo
• Projected year-2 tax: $2,551 · $213/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 ≥107°F today · 19 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: $15,580
• − Mortgage interest: −$3,921
• − Property taxes: −$2,551
• − Insurance: −$350
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,036
• Taxable income: $4,229
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $3,987/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: Sangamon Valley CUSD 9
• NCES district ID: 1700324
• Math proficiency: 10% ▼ -16.00%
• Reading proficiency: 27% ▼ -26.00%
• Median HH income: $57,341
• Composite: 17.31/100
• National rank: #9084
• State rank: #432 of 620 in IL

Livability — Harristown

• Score: 62/100
• State rank: #839
• US rank: #16547

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: Harristown, IL
• County: Macon County · 78,333 people
• Metro: Decatur, IL
• Population (ZIP): 15,185
• Household income: $50,669
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 321.0

Population outlook (Macon County) Hauer SSP2

• Today (2025): 99,568 people
• By 2030: 94,973 · -4.6%
• By 2040: 85,250 · -14.4%
• By 2050: 75,920 · -23.8%
• By 2075: 55,962 · -43.8%
• By 2100: 36,468 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Two or more races 7% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada, China, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Macon

• 2024 margin: R (+18.9) · D 39.8% · R 58.7% · Other 1.4%
• 2008→2024 swing: -20.0pp toward R · 2008: 1.1pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+17.7 2016: R+18.1 2012: R+5.2 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.64%
• Current HPI: 180.7847
• Rent YoY: —
• Metro: Decatur, IL
• 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

• 2026-04-17 Listed $70,000 CIBR

Property tax history

+2.3%/yr

Latest (2024): $2,551 · +31.7% YoY. Source: county tax records.