216 S Grant St · Clinton, IL 61727

$104,500

3 bd · 1.0 ba · 1,832 sqft · Other public records · 61 Days on market

Built 1918 3,432 sqft lot $57/sqft · 29% below area Est $119k · 12% 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 +26.6/30.0
• ARV discount +13.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 3-bedroom, 1 full bath home offering comfort, character, and functionality. The spacious living area features a warm and welcoming fireplace, perfect for relaxing evenings at home. The layout provides a practical flow with plenty of natural light throughout. The home includes a partial basement, offering storage space and laundry hookups, plus a 1-car garage for added convenience. This home has a fresh new look with refinished hardwood flooring and paint throughout. Conveniently located near Clinton's downtown square.

Key facts

• 3,432 sq ft lot
• Garage
• Built 1918

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $104k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.2% in Clinton — 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 67/100 on livability (#519 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, amenities F.
• Clinton CUSD 15 (town): math 20% / reading 30% proficiency, ranked #323 of 620 in IL (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 38 active listings in the ZIP; 14 units permitted in De Witt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $722 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• De Witt County population projected at -22% 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask is 120% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $104k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,230 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.16% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.52%
• DSCR: 1.51
• GRM: 7.2

CMA / ARV

• ARV (median comp): $119,035
• List price: $104,500
• Delta: -12.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $944
• Equity at exit: $15,581

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $23,816
• Equity at exit: $9,035

Cash invested: $29,260 (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 61727

• Home prices YoY: -24.7%
• Active inventory: 38
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$548
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $281

Break-even live

Break-even rent $858

Max offer price $104,500

Occupancy floor 72%

Sensitivity live

Price	-10% $340	-5% $310	+0% $281	+5% $251	+10% $222
Rent	-10% $185	-5% $233	+0% $281	+5% $329	+10% $377
Rate	-1.0pp $333	-0.5pp $307	base $281	+0.5pp $254	+1.0pp $226

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: $26,125
• Closing costs: $3,135
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $104,500 Active 61 DOM
2. 2026-06-18
   days on market $104,500 Active 59 DOM
3. 2026-06-17
   days on market $104,500 Active 58 DOM
4. 2026-06-16
   days on market $104,500 Active 57 DOM
5. 2026-06-15
   days on market $104,500 Active 56 DOM
6. 2026-06-13
   days on market $104,500 Active 54 DOM
7. 2026-06-12
   days on market $104,500 Active 53 DOM
8. 2026-06-09
   days on market $104,500 Active 50 DOM
9. 2026-06-08
   days on market $104,500 Active 49 DOM
10. 2026-06-07
    days on market $104,500 Active 48 DOM
11. 2026-06-07
    pricedays on market $104,500 Active 47 DOM
12. 2026-06-04
    days on market $109,500 Active 44 DOM
13. 2026-06-02
    days on market $109,500 Active 43 DOM
14. 2026-06-01
    days on market $109,500 Active 42 DOM
15. 2026-05-31
    days on market $109,500 Active 41 DOM
16. 2026-05-31
    days on market $109,500 Active 40 DOM
17. 2026-05-18
    price $109,500 548-char remark

    Show marketing remark (548 chars)

    Welcome to this inviting 3-bedroom, 1 full bath home offering comfort, character, and functionality. The spacious living area features a warm and welcoming fireplace, perfect for relaxing evenings at home. The layout provides a practical flow with plenty of natural light throughout. The home includes a partial basement, offering storage space and laundry hookups, plus a 1-car garage for added convenience. This home has a fresh new look with refinished hardwood flooring and paint throughout. Conveniently located near Clinton's downtown square.

18. 2026-04-09
    historical 548-char remark

    Show marketing remark (548 chars)

    Welcome to this inviting 3-bedroom, 1 full bath home offering comfort, character, and functionality. The spacious living area features a warm and welcoming fireplace, perfect for relaxing evenings at home. The layout provides a practical flow with plenty of natural light throughout. The home includes a partial basement, offering storage space and laundry hookups, plus a 1-car garage for added convenience. This home has a fresh new look with refinished hardwood flooring and paint throughout. Conveniently located near Clinton's downtown square.

19. 2025-02-28
    soldstatus $45,000 Closed 339-char remark

    Show marketing remark (339 chars)

    Investment opportunity! This home is has been under renovations and is almost complete. With a little more work this house can be ready to live in. Featuring an eat-in kitchen, dining room, living room with fireplace, enclosed front porch, 3 bedrooms, 1 full bath, basement and a 1-car detached garage. Sold in "AS-IS" Condition.

20. 2025-02-28
    soldstatus $45,000

    Show marketing remark (339 chars)

    Investment opportunity! This home is has been under renovations and is almost complete. With a little more work this house can be ready to live in. Featuring an eat-in kitchen, dining room, living room with fireplace, enclosed front porch, 3 bedrooms, 1 full bath, basement and a 1-car detached garage. Sold in "AS-IS" Condition.

21. 2024-12-27
    historical Contingent - No Showings 339-char remark

    Show marketing remark (339 chars)

    Investment opportunity! This home is has been under renovations and is almost complete. With a little more work this house can be ready to live in. Featuring an eat-in kitchen, dining room, living room with fireplace, enclosed front porch, 3 bedrooms, 1 full bath, basement and a 1-car detached garage. Sold in "AS-IS" Condition.

22. 2024-12-23
    listed $47,500 Active 339-char remark

    Show marketing remark (339 chars)

    Investment opportunity! This home is has been under renovations and is almost complete. With a little more work this house can be ready to live in. Featuring an eat-in kitchen, dining room, living room with fireplace, enclosed front porch, 3 bedrooms, 1 full bath, basement and a 1-car detached garage. Sold in "AS-IS" Condition.

23. 2022-04-19
    soldstatus $28,000
24. 2022-04-18
    soldstatus $28,000 Closed
25. 2022-03-28
    status Pending
26. 2022-03-23
    listed $29,500 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: $1,031 · $86/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$671/yr (+$56/mo · 65.1%)

ⓘ 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 ≥105°F today · 19 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: $14,556
• − Mortgage interest: −$5,854
• − Property taxes: −$1,031
• − Insurance: −$522
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,040
• Taxable income: $1,780
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $2,943/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: Clinton CUSD 15
• NCES district ID: 1710440
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $49,506
• Composite: 21.98/100
• National rank: #8210
• State rank: #323 of 620 in IL

Livability — Clinton

• Score: 67/100
• State rank: #519
• US rank: #10704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, IL
• City population: 9,114
• Population (ZIP): 9,114

Population outlook (De Witt County) Hauer SSP2

• Today (2025): 15,564 people
• By 2030: 15,026 · -3.5%
• By 2040: 13,704 · -12.0%
• By 2050: 12,222 · -21.5%
• By 2075: 8,863 · -43.1%
• By 2100: 5,736 · -63.1%

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%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 5% Romanian 3% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · De Witt

• 2024 margin: Solid R (+44.9) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -31.5pp toward R · 2008: -13.3pp · 2024: -44.9pp
• All cycles: 2024: R+44.9 2020: R+42.9 2016: R+42.4 2012: R+27.0 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.13%
• Current HPI: 158.9595
• 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

+271.2% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $109,500 MRED as Distributed by MLS Grid
• 2026-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-28 Sold (Public Records) $45,000 Public Records
• 2025-02-28 Sold (MLS) $45,000 MRED as Distributed by MLS Grid
• 2024-12-27 Contingent — MRED as Distributed by MLS Grid
• 2024-12-23 Listed $47,500 MRED as Distributed by MLS Grid
• 2022-04-19 Sold (Public Records) $28,000 Public Records
• 2022-04-18 Sold (MLS) $28,000 MRED as Distributed by MLS Grid
• 2022-03-28 Pending — MRED as Distributed by MLS Grid
• 2022-03-23 Listed $29,500 MRED as Distributed by MLS Grid

Property tax history

-2.3%/yr

Latest (2024): $1,031 · +6.8% YoY. Source: county tax records.