306 S Alkire St · Greenview, IL 62642

$119,900

2 bd · 1.0 ba · 1,120 sqft · Other public records · 3 Days on market

Built 1920 10,018 sqft lot

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Why this score? — see what drove the D 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 +12.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

* * * COMING SOON * * * Completely renovated from the studs and move-in ready! This charming 2-bedroom, 1-bath home offers peace of mind with extensive updates including new HVAC, roof, insulation, plumbing, electrical, windows, and more. The foundation was excavated and professionally sealed from the exterior as part of the renovation process. Inside, you'll find beautiful cherry hardwood flooring throughout the main level, a brand-new kitchen featuring white cabinetry, updated lighting and ceiling fans, ample closet space, and a fresh, modern feel throughout. The unfinished basement provides excellent storage potential. Enjoy relaxing on the front deck overlooking the corner lot, whi

Key facts

• New plumbing
• New hvac
• New electrical

Tags

• RENOVATED FROM THE STUDS
• NEW HVAC
• NEW ROOF
• NEW INSULATION
• NEW PLUMBING
• NEW ELECTRICAL

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water and septic system
• Home design: Single-family home; Originally built in 1920
• Construction: Shingle roof
• Exterior features: Corner, level lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms (both on the main level; each about 10' x 10')
• Flooring: Hardwood flooring in main living areas and bedrooms; Other flooring in basement laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Full unfinished basement
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $-27 ($-325/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (17.4% below list).
• Recommended offer: $99k (17.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,071 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: employment D+, crime D-, amenities F.
• Greenview CUSD 200 (rural): math 15% / reading 10% proficiency, ranked #790 of 919 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Greenview Elementary School (math 44% / reading 24%, grade F, #517 of 2,056 statewide, top 28%, 104 students, 0% FRL); Greenview Jr/Sr High School (math 5% / reading 5%, grade F, #614 of 693 statewide, top 95%, 107 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP; 9 units permitted in Menard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($829 loan paydown + $6k appreciation (4.7% local appreciation)).
• Menard County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $7k; list at $120k implies a 1613% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,064 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.72×
• Total profit: $24,077
• Equity at exit: $65,992

10-year hold

• IRR: 12.7%
• Equity multiple: 3.24×
• Total profit: $75,202
• Equity at exit: $112,310

Cash invested: $33,572 (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 62642

• Home prices YoY: 3.9%
• Active inventory: 3
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $991 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-27

Break-even live

Break-even rent $1,025

Max offer price $115,117

Occupancy floor 98%

Sensitivity live

Price	-10% $41	-5% $7	+0% $-27	+5% $-61	+10% $-95
Rent	-10% $-105	-5% $-66	+0% $-27	+5% $12	+10% $51
Rate	-1.0pp $33	-0.5pp $3	base $-27	+0.5pp $-58	+1.0pp $-90

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $119,900 Coming Soon 3 DOM
2. 2026-06-21
   days on market $119,900 Coming Soon 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $119,900 Coming Soon 1 DOM

ⓘ 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: $1,571 · $131/mo
• Projected year-2 tax: $2,147 · $179/mo
• Expected delta: +$575/yr (+$48/mo · 36.6%)

ⓘ 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 ≥105°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,888
• − Mortgage interest: −$6,716
• − Property taxes: −$1,571
• − Insurance: −$600
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$3,488
• Taxable loss: −$2,390
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $249/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: Greenview CUSD 200
• NCES district ID: 1717700
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 10% ▼ -15.00%
• Median HH income: $58,776
• Composite: 16.09/100
• National rank: #14289
• State rank: #790 of 919 in IL

Livability — Greenview

• Score: 59/100
• State rank: #1071
• US rank: #20466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenview, IL
• Population (ZIP): 1,381

Population outlook (Menard County) Hauer SSP2

• Today (2025): 11,894 people
• By 2030: 11,493 · -3.4%
• By 2040: 10,675 · -10.2%
• By 2050: 9,861 · -17.1%
• By 2075: 8,334 · -29.9%
• By 2100: 6,799 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 0%

Political lean MEDSL · Menard

• 2024 margin: Solid R (+41.5) · D 28.6% · R 70.0% · Other 1.4%
• 2008→2024 swing: -26.6pp toward R · 2008: -14.9pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+39.4 2016: R+37.7 2012: R+30.1 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.73%
• Current HPI: 125.3063
• 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

+1612.9% since first listed

2 events — show timeline

• 2026-06-18 Coming Soon $119,900 RMLSA as Distributed by MLS Grid
• 2020-12-11 Sold (Public Records) $7,000 Public Records

Property tax history

+9.1%/yr

Latest (2024): $1,571 · +2.7% YoY. Source: county tax records.