813 S Market St · Hoopeston, IL 60942

$79,900

2 bd · 2.0 ba · 1,500 sqft · Other · 1 Days on market

Built 1905 8,000 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

WELCOME HOME! THIS WONDERFUL HOME HAS HAD SOME MAJOR UPDATES OVER THE LAST FEW YEARS. THE WINDOWS ARE NEWER, THE SIDING IS IN GREAT SHAPE AND YOU'LL LOVE THE DECK OFF OF THE FENCED IN BACK YARD. THERE EVEN IS A SHED AND A SERVICE DOOR FROM THE ATTACHED GARAGE. THE INSIDE HAS A REMODELED KITCHEN, 2 REMODELED FULL BATHS, A SPLIT LIVING ROOM / DINING ROOM AND A BEAUTIFUL STAIRCASE. THE KITCHEN HAS A BEAUTIFUL ISLAND, UPDATED BACK SPLASH AND COUNTER TOPS. YOU WONT BE DISAPPOINTED WITH THIS UPDATED HOME. A BATHROOM ON BOTH LEVELS, UTILITY ROOM ON THE MAIN LEVEL AND A WONDERFUL ENCLOSED FRONT PORCH. THE DECK OFF OF THE BACK OF THE HOME HAS BUILT IN SEATING! PRICED TO SELL AND SHOULD QUALIFY FOR ANY TYPE OF FINANCING. LETS TAKE A LOOK! ALL ROOM DIMENSIONS, SQ. FOOTAGE AND YR BUILT ARE APPROXIMATE. AGENTS SEE PRIVATE REMARKS.

Key facts

• Covered front porch
• Gas stove
• Storage barn

Tags

• REAR PARTIAL FENCED YARD
• COVERED FRONT PORCH
• LAUNDRY ROOM ON MAIN LEVEL
• GAS STOVE
• STORAGE BARN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 10.6% vs local median 7.1% in Hoopeston — 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 57/100 on livability (#1,152 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, schools F, amenities F.
• Hoopeston Area CUSD 11 (town): math 9% / reading 15% proficiency, ranked #559 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $2k appreciation (2.8% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $63k; 27% 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 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1905 — 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. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.45% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.20×
• Total profit: $26,931
• Equity at exit: $34,896

10-year hold

• IRR: 22.7%
• Equity multiple: 4.20×
• Total profit: $71,672
• Equity at exit: $52,992

Cash invested: $22,372 (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 60942

• Home prices YoY: 1.4%
• Active inventory: 40
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$180 /mo · $2,154/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $286

Break-even live

Break-even rent $800

Max offer price $79,900

Occupancy floor 70%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-23
   status Pending
2. 2026-04-22
   listed $79,900 Active
3. 2018-10-19
   soldstatus $63,000 830-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

4. 2018-10-19
   soldstatus $63,000 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

5. 2018-09-04
   listed $69,900 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

6. 2018-08-31
   listed $69,900 830-char remark

   Show marketing remark (830 chars)

   WELCOME HOME! THIS WONDERFUL HOME HAS HAD SOME MAJOR UPDATES OVER THE LAST FEW YEARS. THE WINDOWS ARE NEWER, THE SIDING IS IN GREAT SHAPE AND YOU'LL LOVE THE DECK OFF OF THE FENCED IN BACK YARD. THERE EVEN IS A SHED AND A SERVICE DOOR FROM THE ATTACHED GARAGE. THE INSIDE HAS A REMODELED KITCHEN, 2 REMODELED FULL BATHS, A SPLIT LIVING ROOM / DINING ROOM AND A BEAUTIFUL STAIRCASE. THE KITCHEN HAS A BEAUTIFUL ISLAND, UPDATED BACK SPLASH AND COUNTER TOPS. YOU WONT BE DISAPPOINTED WITH THIS UPDATED HOME. A BATHROOM ON BOTH LEVELS, UTILITY ROOM ON THE MAIN LEVEL AND A WONDERFUL ENCLOSED FRONT PORCH. THE DECK OFF OF THE BACK OF THE HOME HAS BUILT IN SEATING! PRICED TO SELL AND SHOULD QUALIFY FOR ANY TYPE OF FINANCING. LETS TAKE A LOOK! ALL ROOM DIMENSIONS, SQ. FOOTAGE AND YR BUILT ARE APPROXIMATE. AGENTS SEE PRIVATE REMARKS.

ⓘ 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: $2,154 · $180/mo
• Projected year-2 tax: $2,154 · $180/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 ≥103°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: $13,940
• − Mortgage interest: −$4,476
• − Property taxes: −$2,154
• − Insurance: −$400
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,324
• Taxable income: $2,355
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $2,865/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: Hoopeston Area CUSD 11
• NCES district ID: 1719660
• Math proficiency: 9% ▼ -7.00%
• Reading proficiency: 15% ▼ -3.00%
• Median HH income: $40,897
• Composite: 10.39/100
• National rank: #9786
• State rank: #559 of 620 in IL

Livability — Hoopeston

• Score: 57/100
• State rank: #1152
• US rank: #21789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoopeston, IL
• City population: 5,635
• Population (ZIP): 5,635

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4% Black 2% Asian 1%
• Common ancestry: Portuguese 4% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.77%
• Current HPI: 193.4089
• 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

+14.3% since first listed

6 events — show timeline

• 2026-04-23 Pending — CIBR
• 2026-04-22 Listed $79,900 CIBR
• 2018-10-19 Sold (MLS) $63,000 MRED as Distributed by MLS Grid
• 2018-10-19 Sold (MLS) $63,000 CIBR
• 2018-09-04 Listed $69,900 MRED as Distributed by MLS Grid
• 2018-08-31 Listed $69,900 CIBR

Property tax history

+184.6%/yr

Latest (2024): $2,154 · +8.1% YoY. Source: county tax records.