4 E Ash St · New Baden, IL 62265

$60,000

3 bd · 1.0 ba · 1,128 sqft · Other public records · 23 Days on market

Built 1943

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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
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SERIOUS INQUIRIES ONLY PLEASE! FSBO Fixer Upper. 1100 SF with Cellar. 2 Car Garage w/ asphalt driveway Small Shed City Lot This home is gutted. New wiring and drywall in 3 rooms. Framed closet. It needs TLC. The home is ready for your design. The utilities have been kept on. Due to a change in my employment it is no longer feasible for me to continue to rehab. Please contact me with any questions.

Key facts

• Built 1943
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#564 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, amenities F, commute F.
• Wesclin CUSD 3 (rural): math 24% / reading 32% proficiency, ranked #247 of 620 in IL (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 64 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clinton County population projected at -12% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.44% ✓
• Cap rate: 19.69%
• Cash-on-cash: 47.86%
• DSCR: 3.13
• GRM: 3.4

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: 45.4%
• Equity multiple: 2.97×
• Total profit: $33,021
• Equity at exit: $8,946

10-year hold

• IRR: 51.2%
• Equity multiple: 6.00×
• Total profit: $83,975
• Equity at exit: $5,188

Cash invested: $16,800 (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 62265

• Home prices YoY: -18.7%
• Active inventory: 18
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$145 /mo · $1,746/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $670

Break-even live

Break-even rent $614

Max offer price $60,000

Occupancy floor 49%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $60,000 Active 23 DOM
2. 2026-06-17
   days on market $60,000 Active 22 DOM
3. 2026-06-16
   days on market $60,000 Active 21 DOM
4. 2026-06-15
   days on market $60,000 Active 20 DOM
5. 2026-06-13
   days on market $60,000 Active 18 DOM
6. 2026-06-13
   days on market $60,000 Active 17 DOM
7. 2026-06-09
   days on market $60,000 Active 14 DOM
8. 2026-06-08
   days on market $60,000 Active 13 DOM
9. 2026-06-07
   days on market $60,000 Active 12 DOM
10. 2026-06-03
    days on market $60,000 Active 8 DOM
11. 2026-06-02
    days on market $60,000 Active 7 DOM
12. 2026-06-01
    days on market $60,000 Active 6 DOM
13. 2026-05-31
    days on market $60,000 Active 5 DOM
14. 2026-05-26
    listed $60,000 Active

ⓘ 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: $1,746 · $145/mo
• Projected year-2 tax: $1,746 · $145/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 5/10 Major 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,547
• − Mortgage interest: −$3,361
• − Property taxes: −$1,746
• − Insurance: −$300
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$1,745
• Taxable income: $7,588
• Est. tax owed @ 24.0%: −$1,821
• After-tax cash flow: $6,220/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: Wesclin CUSD 3
• NCES district ID: 1739420
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 32% ▼ -13.00%
• Median HH income: $68,295
• Composite: 26.27/100
• National rank: #7249
• State rank: #247 of 620 in IL

Livability — New Baden

• Score: 66/100
• State rank: #564
• US rank: #11838

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: New Baden, IL
• Population (ZIP): 4,396

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 37,663 people
• By 2030: 37,194 · -1.2%
• By 2040: 35,566 · -5.6%
• By 2050: 32,950 · -12.5%
• By 2075: 26,403 · -29.9%
• By 2100: 19,267 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+51.8) · D 23.1% · R 75.0% · Other 1.9%
• 2008→2024 swing: -42.0pp toward R · 2008: -9.8pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.1 2016: R+49.0 2012: R+30.0 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.65%
• Current HPI: 158.9631
• 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

• 2026-05-26 Listed $60,000 FSBO.com

Property tax history

+11.0%/yr

Latest (2024): $1,746 · +2.8% YoY. Source: county tax records.