304 N Taylor Ave · Cherry, IL 61317

$49,900

4 bd · 1.0 ba · 1,242 sqft · SingleFamily · 7 Days on market

0.30 ac lot ↓ 28% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lovely lot! Affordable 4-bedroom, 1-bath home in both Cherry & Dimmick schools. Kitchen has built in hutch, plenty of closet space, covered patio. Also has 1+ car detached garage & 14x16 shed with overhead door. Boiler approx 6 years old, updat4ed 200 amp CB service coming into home, newer water line. Nice location not far from Rt 89 & Plank Rd. A must see home-Priced to sell!

Key facts

• Built in hutch
• Covered patio
• Newer water line

Tags

• BUILT IN HUTCH
• COVERED PATIO
• DETACHED GARAGE
• OVERHEAD DOOR
• UPDATED 200 AMP CB SERVICE
• NEWER WATER LINE

Property features AI

Finance

• Other: Parcel number 1227328005
• HOA & community: No master association fee required; Street lights and paved streets

Exterior

• Parking: Detached garage (garage owned); Gravel parking; Total parking for 1 vehicle
• Utilities: Public water; Septic tank sewer; Electric with circuit breakers
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Built approximately 51–60 years ago; School bus service available
• Construction: Stucco exterior; Asphalt roof; Block foundation; Property built before 1978
• Exterior features: Patio; Corner lot; Lot dimensions approximately 100 x 130

Interior

• Kitchen: Kitchen with eating area / table space (12 x 15, carpeted)
• Bedrooms: 4 bedrooms (master on main); Bedroom on main level: 7 x 11, vinyl flooring; Bedroom on second level: 9 x 14, vinyl flooring; Bedroom on second level: 9 x 9, vinyl flooring; Master bedroom on main level: 10 x 11, hardwood flooring
• Flooring: Hardwood flooring in areas; Carpet in living room and kitchen; Vinyl flooring in several bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating (steam); Wall air conditioning unit(s)
• Interior features: First-floor bedroom; First-floor full bathroom; 6 total rooms; Unfinished full basement
• Laundry & utility: Laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 70/100 on livability (#357 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety C-, amenities F, commute F.
• Hall Hsd 502 (town): math 25% / reading 30% proficiency, ranked #549 of 919 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hall High School (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 403 students, 0% FRL).
• Market conditions: 3 active listings in the ZIP; 17 units permitted in Bureau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $1k appreciation (3.0% local appreciation)).
• Bureau County population projected at -25% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $49,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.33% ✓
• Cap rate: 17.60%
• Cash-on-cash: 40.37%
• DSCR: 2.80
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $212,382
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 S Steele St	0.20mi	3/1.0 (-1)	1,056 (-15%)	12mo	$181,000	$171	50

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: 45.9%
• Equity multiple: 3.58×
• Total profit: $36,033
• Equity at exit: $22,437

10-year hold

• IRR: 45.7%
• Equity multiple: 7.19×
• Total profit: $86,433
• Equity at exit: $34,578

Cash invested: $13,972 (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 61317

• Active inventory: 3
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$166 /mo · $1,996/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $470

Break-even live

Break-even rent $568

Max offer price $49,900

Occupancy floor 55%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   days on market $49,900 Active 7 DOM
2. 2026-05-31
   days on market $49,900 Active 6 DOM
3. 2026-05-22
   listed $49,900 Active
4. 2025-03-17
   historical
5. 2025-03-15
   listed Active
6. 2017-12-04
   soldstatus $64,000
7. 2017-12-01
   soldstatus $62,080 391-char remark

   Show marketing remark (391 chars)

   Lovely lot! Affordable 4-bedroom, 1-bath home in both Cherry & Dimmick schools. Kitchen has built in hutch, plenty of closet space, covered patio. Also has 1+ car detached garage & 14x16 shed with overhead door. Boiler approx 6 years old, updat4ed 200 amp CB service coming into home, newer water line. Nice location not far from Rt 89 & Plank Rd. A must see home-Priced to sell!

8. 2017-05-28
   listed $68,900 391-char remark

   Show marketing remark (391 chars)

   Lovely lot! Affordable 4-bedroom, 1-bath home in both Cherry & Dimmick schools. Kitchen has built in hutch, plenty of closet space, covered patio. Also has 1+ car detached garage & 14x16 shed with overhead door. Boiler approx 6 years old, updat4ed 200 amp CB service coming into home, newer water line. Nice location not far from Rt 89 & Plank Rd. A must see home-Priced to sell!

ⓘ 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: $1,996 · $166/mo
• Projected year-2 tax: $1,996 · $166/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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,958
• − Mortgage interest: −$2,795
• − Property taxes: −$1,996
• − Insurance: −$250
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$1,452
• Taxable income: $5,232
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $4,385/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: Hall Hsd 502
• NCES district ID: 1718030
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $46,015
• Composite: 26.68/100
• National rank: #12580
• State rank: #549 of 919 in IL

Livability — Cherry

• Score: 70/100
• State rank: #357
• US rank: #7379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cherry, IL
• Population (ZIP): 488

Population outlook (Bureau County) Hauer SSP2

• Today (2025): 30,938 people
• By 2030: 29,461 · -4.8%
• By 2040: 26,296 · -15.0%
• By 2050: 23,271 · -24.8%
• By 2075: 17,749 · -42.6%
• By 2100: 13,107 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Portuguese 6% Romanian 5% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · Bureau

• 2024 margin: Strong R (+24.3) · D 36.9% · R 61.2% · Other 1.9%
• 2008→2024 swing: -30.0pp toward R · 2008: 5.7pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+21.5 2016: R+20.0 2012: R+0.2 2008: D+5.7

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

-27.6% since first listed

6 events — show timeline

• 2026-05-22 Listed $49,900 MRED as Distributed by MLS Grid
• 2025-03-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-15 Listed — MRED as Distributed by MLS Grid
• 2017-12-04 Sold (Public Records) $64,000 Public Records
• 2017-12-01 Sold (MLS) $62,080 MRED as Distributed by MLS Grid
• 2017-05-28 Listed $68,900 MRED as Distributed by MLS Grid

Property tax history

-0.3%/yr

Latest (2024): $1,996 · +8.0% YoY. Source: county tax records.