315 W Washington St · Blandinsville, IL 61420

$13,000

2 bd · 1.0 ba · 880 sqft · Other public records · 119 Days on market

Built 1964 10,454 sqft lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

2 bedroom 1 bath single level home with an attached garage. All personal property remains with the sale. No guarantees on working condition of any of the mechanicals. Sold as-is.

Key facts

• 0.24 acre lot
• Garage
• Built 1964

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $13k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $13k).
• Recommended offer: $12k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#916 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, crime D-.
• West Prairie CUSD 103 (rural): math 20% / reading 23% proficiency, ranked #408 of 620 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $334 of equity ($90 loan paydown + $244 appreciation (1.9% local appreciation)).
• At projected returns (1.9% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $11,830 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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 D-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 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.56% ✓
• Cap rate: 60.23%
• Cash-on-cash: 192.64%
• DSCR: 9.57
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.45×
• Total profit: $38,041
• Equity at exit: $5,042

10-year hold

• IRR: —
• Equity multiple: 24.15×
• Total profit: $84,269
• Equity at exit: $7,196

Cash invested: $3,640 (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 61420

• Home prices YoY: 1.5%
• Active inventory: 6
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$68
• Tax est. 1.5%: −$16 /mo · $195/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $584

Break-even live

Break-even rent $114

Max offer price $13,000

Occupancy floor 27%

Sensitivity live

Price	-10% $593	-5% $589	+0% $584	+5% $580	+10% $575
Rent	-10% $517	-5% $551	+0% $584	+5% $618	+10% $652
Rate	-1.0pp $591	-0.5pp $588	base $584	+0.5pp $581	+1.0pp $578

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: $3,250
• Closing costs: $390
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   days on market $13,000 Active 119 DOM
2. 2026-06-09
   status $13,000 Active 118 DOM
3. 2026-06-05
   statusdays on market $13,000 Pending 118 DOM
4. 2026-06-04
   days on market $13,000 Active 117 DOM
5. 2026-06-02
   days on market $13,000 Active 116 DOM
6. 2026-06-01
   days on market $13,000 Active 115 DOM
7. 2026-05-31
   days on market $13,000 Active 114 DOM
8. 2026-05-31
   days on market $13,000 Active 113 DOM
9. 2026-05-19
   status Active 178-char remark

   Show marketing remark (178 chars)

   2 bedroom 1 bath single level home with an attached garage. All personal property remains with the sale. No guarantees on working condition of any of the mechanicals. Sold as-is.

10. 2026-05-05
    status Pending 178-char remark

    Show marketing remark (178 chars)

    2 bedroom 1 bath single level home with an attached garage. All personal property remains with the sale. No guarantees on working condition of any of the mechanicals. Sold as-is.

11. 2026-02-27
    status Active 178-char remark

    Show marketing remark (178 chars)

    2 bedroom 1 bath single level home with an attached garage. All personal property remains with the sale. No guarantees on working condition of any of the mechanicals. Sold as-is.

12. 2026-02-23
    status Pending 178-char remark

    Show marketing remark (178 chars)

    2 bedroom 1 bath single level home with an attached garage. All personal property remains with the sale. No guarantees on working condition of any of the mechanicals. Sold as-is.

13. 2026-01-19
    listed $13,000 Active 178-char remark

    Show marketing remark (178 chars)

    2 bedroom 1 bath single level home with an attached garage. All personal property remains with the sale. No guarantees on working condition of any of the mechanicals. Sold as-is.

14. 2021-08-06
    historical
15. 2021-08-06
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,241
• − Mortgage interest: −$728
• − Property taxes: −$195
• − Insurance: −$65
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$378
• Taxable income: $7,236
• Est. tax owed @ 24.0%: −$1,737
• After-tax cash flow: $5,276/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: West Prairie CUSD 103
• NCES district ID: 1700314
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $44,721
• Composite: 18.65/100
• National rank: #8890
• State rank: #408 of 620 in IL

Livability — Blandinsville

• Score: 61/100
• State rank: #916
• US rank: #17770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blandinsville, IL
• City population: 1,034
• Population (ZIP): 1,034

Population outlook (McDonough County) Hauer SSP2

• Today (2025): 33,242 people
• By 2030: 33,318 · +0.2%
• By 2040: 33,520 · +0.8%
• By 2050: 33,630 · +1.2%
• By 2075: 33,657 · +1.2%
• By 2100: 33,127 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Asian 1%
• Common ancestry: Italian 7% Iranian 2% Slovak 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · McDonough

• 2024 margin: R (+18.9) · D 39.7% · R 58.5% · Other 1.8%
• 2008→2024 swing: -24.4pp toward R · 2008: 5.6pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+16.6 2016: R+11.7 2012: R+1.5 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.88%
• Current HPI: 128.4296
• 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

7 events — show timeline

• 2026-05-19 Relisted — MRED as Distributed by MLS Grid
• 2026-05-05 Pending — MRED as Distributed by MLS Grid
• 2026-02-27 Relisted — MRED as Distributed by MLS Grid
• 2026-02-23 Pending — MRED as Distributed by MLS Grid
• 2026-01-19 Listed $13,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+8.3%/yr

Latest (2024): $742 · +5.3% YoY. Source: county tax records.