291 Du Page St · Lake of the Woods, IL 61853

$71,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 8 Days on market

Built 2008

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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 +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-Maintained Manufactured Home! This home is in great shape and has been lovingly cared for. A brand-new roof was installed in 2024, and the bill of materials will be provided with the purchase for your peace of mind. The kitchen and laundry come fully equipped with a dryer, microwave, stove, and refrigerator. All purchased in 2023, in excellent working condition, and gently used. Out back, you& apos; ll find a handy 8 x 8 ft. storage shed, perfect for keeping tools, lawn equipment, and seasonal items organized and out of the way. Award-Winning Schools: This home is served by the highly regarded Mahomet-Seymour School District (CUSD #3) for grades PreK & acirc; & euro; &

Key facts

• Brand new roof
• Storage shed
• Built 2008

Tags

• BRAND NEW ROOF
• FULLY EQUIPPED KITCHEN
• STORAGE SHED
• TOP 10 PERCENT SCHOOLS
• IMPRESSIVE GRADUATION RATE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $71k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $71k).

Location & tenants

• Location reads 66/100 on livability (#574 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Mahomet-Seymour CUSD 3 (town): math 40% / reading 35% proficiency, ranked #140 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 132 active listings in the ZIP; high-income renter base; 573 units permitted in Champaign County in 2024 (359 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $491 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Champaign County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $71,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 3.11% ✓
• Cap rate: 27.53%
• Cash-on-cash: 75.84%
• DSCR: 4.37
• GRM: 2.7

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: 75.8%
• Equity multiple: 4.45×
• Total profit: $68,554
• Equity at exit: $10,586

10-year hold

• IRR: 79.5%
• Equity multiple: 9.19×
• Total profit: $162,878
• Equity at exit: $6,139

Cash invested: $19,880 (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 61853

• Home prices YoY: -26.5%
• Active inventory: 132
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,212 medium
• Mortgage (P&I): −$372
• Tax est. 1.5%: −$89 /mo · $1,065/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $1,256

Break-even live

Break-even rent $621

Max offer price $71,000

Occupancy floor 38%

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $71,000 Active 8 DOM
2. 2026-06-17
   days on market $71,000 Active 7 DOM
3. 2026-06-16
   days on market $71,000 Active 6 DOM
4. 2026-06-15
   days on market $71,000 Active 5 DOM
5. 2026-06-14
   days on market $71,000 Active 3 DOM
6. 2026-06-13
   remarks 683-char remark
7. 2026-06-13
   listed $71,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 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: $26,539
• − Mortgage interest: −$3,977
• − Property taxes: −$1,065
• − Insurance: −$355
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$2,065
• Taxable income: $14,830
• Est. tax owed @ 24.0%: −$3,559
• After-tax cash flow: $11,519/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: Mahomet-Seymour CUSD 3
• NCES district ID: 1724060
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 35% ▼ -15.00%
• Median HH income: $73,748
• Composite: 34.72/100
• National rank: #5134
• State rank: #140 of 620 in IL

Livability — Lake of the Woods

• Score: 66/100
• State rank: #574
• US rank: #12058

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake of the Woods, IL
• County: Champaign County · 182,148 people
• Metro: Champaign-Urbana, IL
• Population (ZIP): 14,831
• Household income: $115,512
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 163.0

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 223,848 people
• By 2030: 231,416 · +3.4%
• By 2040: 244,321 · +9.1%
• By 2050: 256,432 · +14.6%
• By 2075: 285,823 · +27.7%
• By 2100: 296,406 · +32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 3% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Iranian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Champaign

• 2024 margin: Strong D (+24.1) · D 61.3% · R 37.2% · Other 1.5%
• 2008→2024 swing: +6.6pp toward D · 2008: 17.5pp · 2024: 24.1pp
• All cycles: 2024: D+24.1 2020: D+22.8 2016: D+18.4 2012: D+6.8 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.54%
• Current HPI: 200.9388
• Rent YoY: —
• Metro: Champaign-Urbana, 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

+18.3% since first listed

2 events — show timeline

• 2026-06-11 Listed $71,000 FSBO.com
• 2022-12-13 Price Changed $60,000 FSBO.com