929 State Route 4 · Willisville, IL 62997

$87,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily · 198 Days on market

Built 1999 0.75 ac lot Est $74k · 17% over ↓ 3% 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +8.4/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Discover peaceful rural living with this Charming 3 bed 2 bath manufactured home located along State Route 4 in Willisville IL. The interior offers a comfortable semi open layout perfect for entertaining! Step into the spacious master bedroom that features an en-suite including a garden tub. Two additional bedrooms provide ample space for family, guest or even a small office!! The true potential of this property lies outside! In addition to the yard surrounding the home you will find an additional expansive level lot!!! This blank canvas is ready for your vision, whether it's adding a large garage, planting and creating a vibrant garden or outdoor entertainment the possibilities are endless!! This rare opportunity provides move in ready living space with the flexibility to customize and add value over time!! Brand new deck put on the front of home this year!!

Key facts

• Expansive level lot
• Semi open layout
• En-suite

Tags

• SEMI OPEN LAYOUT
• MASTER BEDROOM
• EN-SUITE
• GARDEN TUB
• EXPANSIVE LEVEL LOT
• OUTDOOR ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,197 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Trico CUSD 176 (rural): math 12% / reading 23% proficiency, ranked #467 of 620 in IL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 20 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($601 loan paydown + $3k appreciation (3.0% local appreciation)).
• Perry County population projected at -19% 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.07%
• DSCR: 1.54
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $74,412
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 W Park St	0.36mi	2/1.0 (-1)	1,259 (-10%)	9mo	$52,900	$42	49
202 Broadway	0.44mi	3/2.0	1,600 (+14%)	13mo	$85,000	$53	45

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: 18.8%
• Equity multiple: 2.07×
• Total profit: $26,149
• Equity at exit: $39,119

10-year hold

• IRR: 20.2%
• Equity multiple: 3.93×
• Total profit: $71,324
• Equity at exit: $60,287

Cash invested: $24,360 (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 62997

• Active inventory: 4
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$186 /mo · $2,232/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $245

Break-even live

Break-even rent $859

Max offer price $87,000

Occupancy floor 74%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $87,000 Active 198 DOM
2. 2026-06-17
   days on market $87,000 Active 197 DOM
3. 2026-06-16
   days on market $87,000 Active 196 DOM
4. 2026-06-15
   days on market $87,000 Active 195 DOM
5. 2026-06-13
   days on market $87,000 Active 193 DOM
6. 2026-06-12
   days on market $87,000 Active 192 DOM
7. 2026-06-09
   days on market $87,000 Active 189 DOM
8. 2026-06-08
   days on market $87,000 Active 188 DOM
9. 2026-06-07
   days on market $87,000 Active 187 DOM
10. 2026-06-05
    days on market $87,000 Active 185 DOM
11. 2026-06-04
    days on market $87,000 Active 183 DOM
12. 2026-06-02
    days on market $87,000 Active 182 DOM
13. 2026-06-01
    days on market $87,000 Active 181 DOM
14. 2026-05-31
    days on market $87,000 Active 180 DOM
15. 2026-05-31
    days on market $87,000 Active 179 DOM
16. 2026-04-29
    price $87,000 872-char remark

    Show marketing remark (872 chars)

    Discover peaceful rural living with this Charming 3 bed 2 bath manufactured home located along State Route 4 in Willisville IL. The interior offers a comfortable semi open layout perfect for entertaining! Step into the spacious master bedroom that features an en-suite including a garden tub. Two additional bedrooms provide ample space for family, guest or even a small office!! The true potential of this property lies outside! In addition to the yard surrounding the home you will find an additional expansive level lot!!! This blank canvas is ready for your vision, whether it's adding a large garage, planting and creating a vibrant garden or outdoor entertainment the possibilities are endless!! This rare opportunity provides move in ready living space with the flexibility to customize and add value over time!! Brand new deck put on the front of home this year!!

17. 2026-04-21
    status Active 872-char remark

    Show marketing remark (872 chars)

    Discover peaceful rural living with this Charming 3 bed 2 bath manufactured home located along State Route 4 in Willisville IL. The interior offers a comfortable semi open layout perfect for entertaining! Step into the spacious master bedroom that features an en-suite including a garden tub. Two additional bedrooms provide ample space for family, guest or even a small office!! The true potential of this property lies outside! In addition to the yard surrounding the home you will find an additional expansive level lot!!! This blank canvas is ready for your vision, whether it's adding a large garage, planting and creating a vibrant garden or outdoor entertainment the possibilities are endless!! This rare opportunity provides move in ready living space with the flexibility to customize and add value over time!! Brand new deck put on the front of home this year!!

18. 2026-04-02
    status Active 872-char remark

    Show marketing remark (872 chars)

    Discover peaceful rural living with this Charming 3 bed 2 bath manufactured home located along State Route 4 in Willisville IL. The interior offers a comfortable semi open layout perfect for entertaining! Step into the spacious master bedroom that features an en-suite including a garden tub. Two additional bedrooms provide ample space for family, guest or even a small office!! The true potential of this property lies outside! In addition to the yard surrounding the home you will find an additional expansive level lot!!! This blank canvas is ready for your vision, whether it's adding a large garage, planting and creating a vibrant garden or outdoor entertainment the possibilities are endless!! This rare opportunity provides move in ready living space with the flexibility to customize and add value over time!! Brand new deck put on the front of home this year!!

19. 2026-02-21
    historical Active Under Contract 872-char remark

    Show marketing remark (872 chars)

    Discover peaceful rural living with this Charming 3 bed 2 bath manufactured home located along State Route 4 in Willisville IL. The interior offers a comfortable semi open layout perfect for entertaining! Step into the spacious master bedroom that features an en-suite including a garden tub. Two additional bedrooms provide ample space for family, guest or even a small office!! The true potential of this property lies outside! In addition to the yard surrounding the home you will find an additional expansive level lot!!! This blank canvas is ready for your vision, whether it's adding a large garage, planting and creating a vibrant garden or outdoor entertainment the possibilities are endless!! This rare opportunity provides move in ready living space with the flexibility to customize and add value over time!! Brand new deck put on the front of home this year!!

20. 2026-01-13
    status Pending 872-char remark

    Show marketing remark (872 chars)

    Discover peaceful rural living with this Charming 3 bed 2 bath manufactured home located along State Route 4 in Willisville IL. The interior offers a comfortable semi open layout perfect for entertaining! Step into the spacious master bedroom that features an en-suite including a garden tub. Two additional bedrooms provide ample space for family, guest or even a small office!! The true potential of this property lies outside! In addition to the yard surrounding the home you will find an additional expansive level lot!!! This blank canvas is ready for your vision, whether it's adding a large garage, planting and creating a vibrant garden or outdoor entertainment the possibilities are endless!! This rare opportunity provides move in ready living space with the flexibility to customize and add value over time!! Brand new deck put on the front of home this year!!

21. 2025-11-26
    price $93,000 872-char remark

    Show marketing remark (872 chars)

    Discover peaceful rural living with this Charming 3 bed 2 bath manufactured home located along State Route 4 in Willisville IL. The interior offers a comfortable semi open layout perfect for entertaining! Step into the spacious master bedroom that features an en-suite including a garden tub. Two additional bedrooms provide ample space for family, guest or even a small office!! The true potential of this property lies outside! In addition to the yard surrounding the home you will find an additional expansive level lot!!! This blank canvas is ready for your vision, whether it's adding a large garage, planting and creating a vibrant garden or outdoor entertainment the possibilities are endless!! This rare opportunity provides move in ready living space with the flexibility to customize and add value over time!! Brand new deck put on the front of home this year!!

22. 2025-10-22
    listed $98,000 Active 872-char remark

    Show marketing remark (872 chars)

    Discover peaceful rural living with this Charming 3 bed 2 bath manufactured home located along State Route 4 in Willisville IL. The interior offers a comfortable semi open layout perfect for entertaining! Step into the spacious master bedroom that features an en-suite including a garden tub. Two additional bedrooms provide ample space for family, guest or even a small office!! The true potential of this property lies outside! In addition to the yard surrounding the home you will find an additional expansive level lot!!! This blank canvas is ready for your vision, whether it's adding a large garage, planting and creating a vibrant garden or outdoor entertainment the possibilities are endless!! This rare opportunity provides move in ready living space with the flexibility to customize and add value over time!! Brand new deck put on the front of home this year!!

23. 2023-03-17
    status Pending 519-char remark

    Show marketing remark (519 chars)

    Nice 1999 mfg. home with 3 bedrooms and 2 baths in Willisville, IL. Perry County. Large living room, eat-in kitchen and spacious bedrooms. Roof and siding new 2011. Furnace/AC new 2014. Storage shed 10X12. Home is on a lot that adjoins an additional 0.6 Ac lot that lays flat and has electric, water and gas available. Includes a 13X20 block building with 9X6.5 overhead door and a 20X20 carport. Plenty of space for all of your outdoor activities. Currently taxed as mobile home, will convert to real estate.

24. 2023-03-17
    soldstatus Closed 519-char remark

    Show marketing remark (519 chars)

    Nice 1999 mfg. home with 3 bedrooms and 2 baths in Willisville, IL. Perry County. Large living room, eat-in kitchen and spacious bedrooms. Roof and siding new 2011. Furnace/AC new 2014. Storage shed 10X12. Home is on a lot that adjoins an additional 0.6 Ac lot that lays flat and has electric, water and gas available. Includes a 13X20 block building with 9X6.5 overhead door and a 20X20 carport. Plenty of space for all of your outdoor activities. Currently taxed as mobile home, will convert to real estate.

25. 2023-03-17
    soldstatus $87,000

    Show marketing remark (519 chars)

    Nice 1999 mfg. home with 3 bedrooms and 2 baths in Willisville, IL. Perry County. Large living room, eat-in kitchen and spacious bedrooms. Roof and siding new 2011. Furnace/AC new 2014. Storage shed 10X12. Home is on a lot that adjoins an additional 0.6 Ac lot that lays flat and has electric, water and gas available. Includes a 13X20 block building with 9X6.5 overhead door and a 20X20 carport. Plenty of space for all of your outdoor activities. Currently taxed as mobile home, will convert to real estate.

26. 2023-03-17
    soldstatus $87,000 Closed

    Show marketing remark (519 chars)

    Nice 1999 mfg. home with 3 bedrooms and 2 baths in Willisville, IL. Perry County. Large living room, eat-in kitchen and spacious bedrooms. Roof and siding new 2011. Furnace/AC new 2014. Storage shed 10X12. Home is on a lot that adjoins an additional 0.6 Ac lot that lays flat and has electric, water and gas available. Includes a 13X20 block building with 9X6.5 overhead door and a 20X20 carport. Plenty of space for all of your outdoor activities. Currently taxed as mobile home, will convert to real estate.

27. 2023-01-23
    historical Under Contract

    Show marketing remark (519 chars)

    Nice 1999 mfg. home with 3 bedrooms and 2 baths in Willisville, IL. Perry County. Large living room, eat-in kitchen and spacious bedrooms. Roof and siding new 2011. Furnace/AC new 2014. Storage shed 10X12. Home is on a lot that adjoins an additional 0.6 Ac lot that lays flat and has electric, water and gas available. Includes a 13X20 block building with 9X6.5 overhead door and a 20X20 carport. Plenty of space for all of your outdoor activities. Currently taxed as mobile home, will convert to real estate.

28. 2023-01-23
    historical Active Under Contract 519-char remark

    Show marketing remark (519 chars)

    Nice 1999 mfg. home with 3 bedrooms and 2 baths in Willisville, IL. Perry County. Large living room, eat-in kitchen and spacious bedrooms. Roof and siding new 2011. Furnace/AC new 2014. Storage shed 10X12. Home is on a lot that adjoins an additional 0.6 Ac lot that lays flat and has electric, water and gas available. Includes a 13X20 block building with 9X6.5 overhead door and a 20X20 carport. Plenty of space for all of your outdoor activities. Currently taxed as mobile home, will convert to real estate.

29. 2022-10-07
    price $89,900

    Show marketing remark (519 chars)

    Nice 1999 mfg. home with 3 bedrooms and 2 baths in Willisville, IL. Perry County. Large living room, eat-in kitchen and spacious bedrooms. Roof and siding new 2011. Furnace/AC new 2014. Storage shed 10X12. Home is on a lot that adjoins an additional 0.6 Ac lot that lays flat and has electric, water and gas available. Includes a 13X20 block building with 9X6.5 overhead door and a 20X20 carport. Plenty of space for all of your outdoor activities. Currently taxed as mobile home, will convert to real estate.

30. 2022-10-07
    price $89,900 519-char remark

    Show marketing remark (519 chars)

    Nice 1999 mfg. home with 3 bedrooms and 2 baths in Willisville, IL. Perry County. Large living room, eat-in kitchen and spacious bedrooms. Roof and siding new 2011. Furnace/AC new 2014. Storage shed 10X12. Home is on a lot that adjoins an additional 0.6 Ac lot that lays flat and has electric, water and gas available. Includes a 13X20 block building with 9X6.5 overhead door and a 20X20 carport. Plenty of space for all of your outdoor activities. Currently taxed as mobile home, will convert to real estate.

31. 2022-08-02
    listed $99,000 Active 519-char remark

    Show marketing remark (519 chars)

    Nice 1999 mfg. home with 3 bedrooms and 2 baths in Willisville, IL. Perry County. Large living room, eat-in kitchen and spacious bedrooms. Roof and siding new 2011. Furnace/AC new 2014. Storage shed 10X12. Home is on a lot that adjoins an additional 0.6 Ac lot that lays flat and has electric, water and gas available. Includes a 13X20 block building with 9X6.5 overhead door and a 20X20 carport. Plenty of space for all of your outdoor activities. Currently taxed as mobile home, will convert to real estate.

32. 2022-07-31
    listed $89,900
33. 2022-07-31
    listed $99,000 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: $2,232 · $186/mo
• Projected year-2 tax: $2,232 · $186/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,028
• − Mortgage interest: −$4,873
• − Property taxes: −$2,232
• − Insurance: −$435
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,531
• Taxable income: $1,712
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $2,529/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: Trico CUSD 176
• NCES district ID: 1708250
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $46,653
• Composite: 15.48/100
• National rank: #9309
• State rank: #467 of 620 in IL

Livability — Willisville

• Score: 56/100
• State rank: #1197
• US rank: #22580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willisville, IL
• City population: 562
• Population (ZIP): 562

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,868 people
• By 2030: 19,131 · -3.7%
• By 2040: 17,720 · -10.8%
• By 2050: 16,057 · -19.2%
• By 2075: 11,979 · -39.7%
• By 2100: 8,434 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 4% English 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+52.0) · D 23.2% · R 75.2% · Other 1.6%
• 2008→2024 swing: -48.1pp toward R · 2008: -3.9pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.7 2016: R+45.1 2012: R+17.7 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-3.2% since first listed

18 events — show timeline

• 2026-04-29 Price Changed $87,000 MARIS as Distributed by MLS Grid
• 2026-04-21 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-02 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-21 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-13 Pending — MARIS as Distributed by MLS Grid
• 2025-11-26 Price Changed $93,000 MARIS as Distributed by MLS Grid
• 2025-10-22 Listed $98,000 MARIS as Distributed by MLS Grid
• 2023-03-17 Pending — MARIS as Distributed by MLS Grid
• 2023-03-17 Sold (MLS) $87,000 RMLSA as Distributed by MLS Grid
• 2023-03-17 Sold (MLS) $87,000 MRED as Distributed by MLS Grid
• 2023-03-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-01-23 Contingent — RMLSA as Distributed by MLS Grid
• 2023-01-23 Contingent — MARIS as Distributed by MLS Grid
• 2022-10-07 Price Changed $89,900 RMLSA as Distributed by MLS Grid
• 2022-10-07 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2022-08-02 Listed $99,000 MARIS as Distributed by MLS Grid
• 2022-07-31 Listed $99,000 RMLSA as Distributed by MLS Grid
• 2022-07-31 Listed $89,900 MRED as Distributed by MLS Grid

Property tax history

+47.1%/yr

Latest (2024): $2,232 · +9.8% YoY. Source: county tax records.