548 W Washington St · Rushville, IL 62681

$98,000

3 bd · 1.0 ba · 1,658 sqft · SingleFamily · 51 Days on market

8,625 sqft lot $59/sqft · at area comps Est $100k · at est. ↓ 7% since listing

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Why this score? — see what drove the C- 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 +23.2/30.0
• ARV discount +8.4/15.0
• DSCR +7.5/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom, 1-bath home full of character and potential! This property offers a great opportunity to make it your own, with solid bones and unique features that truly stand out. While some updates are needed, they don’t take away from the warmth and personality this home has to offer. Outside, you’ll find a 1-car detached garage along with an additional carport, providing plenty of room for parking and storage. Being sold AS-IS, this home is ideal for investors or buyers ready to bring their vision to life.

Key facts

• 8,625 sq ft lot
• Garage
• Listed 51 days

Property features AI

Exterior

• Parking: Detached 1-car garage; Shared driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Not new construction
• Exterior features: Level lot; Metal roof

Interior

• Kitchen: Kitchen area (main level)
• Bedrooms: Three bedrooms (two upper-level bedrooms with hardwood floors; one upper-level bedroom with carpet)
• Flooring: Hardwood in two bedrooms; Carpet in one bedroom, living room, dining room, and kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Refrigerator included; Crawl space basement; No fireplaces
• Laundry & utility: Crawl space for utilities

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#627 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.
• Schuyler-Industry CUSD 5 (town): math 13% / reading 15% proficiency, ranked #522 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Schuyler County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Recommended offer $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.13% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (median comp): $99,903
• List price: $98,000
• Delta: -1.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
434 W Washington St	0.20mi	3/2.0	1,601 (-3%)	22mo	$520,000	$325	62
315 S Jackson St	0.41mi	3/2.0	1,826 (+10%)	3mo	$98,000	$54	58
424 Lashmett Ct	0.47mi	2/1.0 (-1)	1,514 (-9%)	9mo	$76,500	$51	51
314 S Liberty St	0.59mi	3/2.0	1,558 (-6%)	11mo	$140,000	$90	49
219 E Washington St	0.73mi	4/1.5 (+1)	1,654 (-0%)	16mo	$125,000	$76	46
417 N Liberty	0.58mi	3/1.5	1,507 (-9%)	18mo	$67,170	$45	40
417 N Liberty St	0.58mi	3/1.5	1,507 (-9%)	18mo	$67,170	$45	40
709 N Congress St	0.60mi	3/1.5	1,450 (-12%)	10mo	$48,000	$33	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-4,535
• Equity at exit: $14,612

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $10,745
• Equity at exit: $8,473

Cash invested: $27,440 (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 62681

• Home prices YoY: -17.0%
• Active inventory: 16
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $178

Break-even live

Break-even rent $887

Max offer price $98,000

Occupancy floor 79%

Sensitivity live

Price	-10% $233	-5% $205	+0% $178	+5% $150	+10% $122
Rent	-10% $90	-5% $134	+0% $178	+5% $222	+10% $265
Rate	-1.0pp $227	-0.5pp $203	base $178	+0.5pp $152	+1.0pp $126

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $98,000 Active 51 DOM
2. 2026-06-19
   days on market $98,000 Active 49 DOM
3. 2026-06-18
   days on market $98,000 Active 48 DOM
4. 2026-06-17
   days on market $98,000 Active 47 DOM
5. 2026-06-16
   days on market $98,000 Active 46 DOM
6. 2026-06-15
   days on market $98,000 Active 45 DOM
7. 2026-06-14
   days on market $98,000 Active 43 DOM
8. 2026-06-12
   days on market $98,000 Active 42 DOM
9. 2026-06-09
   days on market $98,000 Active 39 DOM
10. 2026-06-08
    days on market $98,000 Active 38 DOM
11. 2026-06-07
    days on market $98,000 Active 37 DOM
12. 2026-06-07
    days on market $98,000 Active 36 DOM
13. 2026-06-04
    days on market $98,000 Active 33 DOM
14. 2026-06-02
    days on market $98,000 Active 32 DOM
15. 2026-06-01
    days on market $98,000 Active 31 DOM
16. 2026-05-31
    days on market $98,000 Active 30 DOM
17. 2026-05-31
    days on market $98,000 Active 29 DOM
18. 2026-05-01
    listed $105,000 Active 525-char remark

ⓘ 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: $1,749 · $146/mo
• Projected year-2 tax: $1,987 · $166/mo
• Expected delta: +$238/yr (+$20/mo · 13.6%)

ⓘ 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 ≥106°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: $13,339
• − Mortgage interest: −$5,490
• − Property taxes: −$1,749
• − Insurance: −$490
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,851
• Taxable income: $625
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $1,982/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: Schuyler-Industry CUSD 5
• NCES district ID: 1700332
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 15% ▼ -10.00%
• Median HH income: $46,367
• Composite: 12.59/100
• National rank: #9616
• State rank: #522 of 620 in IL

Livability — Rushville

• Score: 65/100
• State rank: #627
• US rank: #12830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rushville, IL
• Population (ZIP): 5,649

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 6,298 people
• By 2030: 5,913 · -6.1%
• By 2040: 5,186 · -17.7%
• By 2050: 4,527 · -28.1%
• By 2075: 3,365 · -46.6%
• By 2100: 2,553 · -59.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Schuyler

• 2024 margin: Solid R (+46.8) · D 25.6% · R 72.4% · Other 2.0%
• 2008→2024 swing: -48.6pp toward R · 2008: 1.8pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+43.5 2016: R+38.2 2012: R+8.7 2008: D+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.32%
• Current HPI: 148.2595
• 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

-6.7% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $98,000 RMLSA as Distributed by MLS Grid
• 2026-05-01 Listed $105,000 RMLSA as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $1,749 · +7.8% YoY. Source: county tax records.