201 E North St · Saybrook, IL 61770

$99,000

3 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 53 Days on market

Built 1899 10,800 sqft lot $95/sqft · at area comps Est $141k · 30% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• Appreciation +7.4/10.0
• DSCR +6.5/10.0
• 1% rule +6.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Great home, spacious, clean, ready to move in unless you need to change colors. Nice sized cornor lot. It's the kind of house you walk into and it feels like a cozy home. High efficiency Furance, central air and roof looks good just don't know its age.

Key facts

• Roof looks good
• Central air
• Corner lot

Tags

• CORNER LOT
• HIGH EFFICIENCY FURNACE
• CENTRAL AIR
• ROOF LOOKS GOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,139 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, schools F.
• Ridgeview CUSD 19 (rural): math 13% / reading 13% proficiency, ranked #519 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 247 units permitted in McLean County in 2024 (54 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($684 loan paydown + $5k appreciation (4.7% local appreciation)).
• At projected returns (4.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.11% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 7.5

CMA / ARV

• ARV (median comp): $141,261
• List price: $99,000
• Delta: -29.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 S Washington St	0.29mi	2/1.0 (-1)	1,041 (+0%)	2mo	$158,000	$152	79
105 S Washington St	0.17mi	3/1.0	936 (-10%)	24mo	$143,000	$153	56
38294 E 1050 North Rd	0.68mi	2/1.0 (-1)	1,074 (+4%)	24mo	$115,000	$107	38

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

Projected returns pro-forma

4.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.08×
• Total profit: $29,829
• Equity at exit: $54,569

10-year hold

• IRR: 17.5%
• Equity multiple: 4.02×
• Total profit: $83,722
• Equity at exit: $92,934

Cash invested: $27,720 (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 61770

• Home prices YoY: 3.0%
• Active inventory: 7
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$177 /mo · $2,120/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $132

Break-even live

Break-even rent $933

Max offer price $99,000

Occupancy floor 83%

Sensitivity live

Price	-10% $188	-5% $160	+0% $132	+5% $104	+10% $76
Rent	-10% $45	-5% $88	+0% $132	+5% $175	+10% $219
Rate	-1.0pp $182	-0.5pp $157	base $132	+0.5pp $106	+1.0pp $80

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 S Washington St Saybrook, IL	3.0	1.0	1000	$1,100	$1.10	14d	1	0.16mi

Listing history 7 events

1. 2026-05-31
   status $99,000 Pending 53 DOM
2. 2026-05-31
   days on market $99,000 Active 53 DOM
3. 2026-05-31
   days on market $99,000 Active 52 DOM
4. 2026-04-09
   historical 252-char remark

   Show marketing remark (252 chars)

   Great home, spacious, clean, ready to move in unless you need to change colors. Nice sized cornor lot. It's the kind of house you walk into and it feels like a cozy home. High efficiency Furance, central air and roof looks good just don't know its age.

5. 2025-12-31
   historical
6. 2025-10-01
   price
7. 2025-07-10
   listed 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: $2,120 · $177/mo
• Projected year-2 tax: $2,184 · $182/mo
• Expected delta: +$64/yr (+$5/mo · 3.0%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$5,546
• − Property taxes: −$2,120
• − Insurance: −$495
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,880
• Taxable income: $48
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $1,572/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: Ridgeview CUSD 19
• NCES district ID: 1700109
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 13% ▼ -14.00%
• Median HH income: $55,966
• Composite: 12.69/100
• National rank: #9604
• State rank: #519 of 620 in IL

Livability — Saybrook

• Score: 58/100
• State rank: #1139
• US rank: #21499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saybrook, IL
• Population (ZIP): 1,081

Population outlook (McLean County) Hauer SSP2

• Today (2025): 176,468 people
• By 2030: 178,002 · +0.9%
• By 2040: 178,592 · +1.2%
• By 2050: 177,090 · +0.4%
• By 2075: 173,224 · -1.8%
• By 2100: 158,425 · -10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 6% Slovak 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · McLean

• 2024 margin: Toss-up / Even · D 51.6% · R 46.8% · Other 1.6%
• 2008→2024 swing: +3.7pp toward D · 2008: 1.2pp · 2024: 4.9pp
• All cycles: 2024: D+4.9 2020: D+3.9 2016: R+1.5 2012: R+11.1 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.74%
• Current HPI: 162.4358
• 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

Property tax history

+5.0%/yr

Latest (2023): $2,120 · +36.5% YoY. Source: county tax records.