697 E Bims Rd · Brussels, IL 62013

$150,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 242 Days on market

Built 2004 8.80 ac 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 +10.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked away on a quiet country road, this 8.8 acre property offers the peace and privacy you've been looking for. This property offers a perfect blend of income potential and outdoor recreation. The setting is full of wildlife and natural beauty-a perfect spot for your weekend getaway or future homestead. The existing 3 bedroom, 2 bath metal home will need significant TLC inside, giving you the opportunity to make it your own! There is also a two car attached garage and a 20'X70' lean to building. Whether you're looking for a place to renovate and live or a hunting retreat, this one has the right ingredients.

Key facts

• Income potential
• Hunting retreat
• 8.8 acre property

Tags

• 8.8 ACRE PROPERTY
• INCOME POTENTIAL
• TWO CAR ATTACHED GARAGE
• 20X70 LEAN TO BUILDING
• HUNTING RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-82 ($-989/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (19.5% below list).
• Recommended offer: $121k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,008 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: schools D-, amenities F, commute F.
• Brussels CUSD 42 (rural): math 30% / reading 30% proficiency, ranked #479 of 919 in IL (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 11 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $351 appreciation (0.2% local appreciation)).
• Calhoun County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $120,782 (19.5% 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. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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: 0.81% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.81×
• Total profit: $-7,961
• Equity at exit: $45,320

10-year hold

• IRR: 1.7%
• Equity multiple: 1.19×
• Total profit: $7,952
• Equity at exit: $55,906

Cash invested: $42,000 (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 62013

• Home prices YoY: 0.2%
• Active inventory: 1
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-82

Break-even live

Break-even rent $1,312

Max offer price $138,071

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-31	+0% $-82	+5% $-134	+10% $-186
Rent	-10% $-178	-5% $-130	+0% $-82	+5% $-35	+10% $13
Rate	-1.0pp $-7	-0.5pp $-44	base $-82	+0.5pp $-121	+1.0pp $-161

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 242 DOM
2. 2026-06-17
   days on market $150,000 Active 241 DOM
3. 2026-06-16
   days on market $150,000 Active 240 DOM
4. 2026-06-15
   days on market $150,000 Active 239 DOM
5. 2026-06-13
   days on market $150,000 Active 237 DOM
6. 2026-06-09
   days on market $150,000 Active 233 DOM
7. 2026-06-08
   days on market $150,000 Active 232 DOM
8. 2026-06-07
   days on market $150,000 Active 231 DOM
9. 2026-06-03
   days on market $150,000 Active 227 DOM
10. 2026-06-02
    pricedays on market $150,000 Active 226 DOM
11. 2026-06-01
    days on market $160,000 Active 225 DOM
12. 2026-05-31
    days on market $160,000 Active 224 DOM
13. 2026-04-02
    status Active 616-char remark

    Show marketing remark (616 chars)

    Tucked away on a quiet country road, this 8.8 acre property offers the peace and privacy you've been looking for. This property offers a perfect blend of income potential and outdoor recreation. The setting is full of wildlife and natural beauty-a perfect spot for your weekend getaway or future homestead. The existing 3 bedroom, 2 bath metal home will need significant TLC inside, giving you the opportunity to make it your own! There is also a two car attached garage and a 20'X70' lean to building. Whether you're looking for a place to renovate and live or a hunting retreat, this one has the right ingredients.

14. 2026-02-02
    status Active 616-char remark

    Show marketing remark (616 chars)

    Tucked away on a quiet country road, this 8.8 acre property offers the peace and privacy you've been looking for. This property offers a perfect blend of income potential and outdoor recreation. The setting is full of wildlife and natural beauty-a perfect spot for your weekend getaway or future homestead. The existing 3 bedroom, 2 bath metal home will need significant TLC inside, giving you the opportunity to make it your own! There is also a two car attached garage and a 20'X70' lean to building. Whether you're looking for a place to renovate and live or a hunting retreat, this one has the right ingredients.

15. 2025-11-22
    price $50,000 677-char remark

    Show marketing remark (677 chars)

    Tucked away on a quiet country road, this 13.8 acre property offers the peace and privacy you've been looking for. This property offers a perfect blend of income potential and outdoor recreation. The setting is full of wildlife and natural beauty-a perfect spot for your weekend getaway or future homestead. The existing 3 bedroom, 2 bath metal home will need significant TLC inside, giving you the opportunity to make it your own! There is also a two car attached garage and a 20'X70' lean to building. Whether you're looking for a place to renovate and live or a hunting retreat, this one has the right ingredients. The 5 acre parcel has been split from the original listing.

16. 2025-11-17
    soldstatus Closed 677-char remark

    Show marketing remark (677 chars)

    Tucked away on a quiet country road, this 13.8 acre property offers the peace and privacy you've been looking for. This property offers a perfect blend of income potential and outdoor recreation. The setting is full of wildlife and natural beauty-a perfect spot for your weekend getaway or future homestead. The existing 3 bedroom, 2 bath metal home will need significant TLC inside, giving you the opportunity to make it your own! There is also a two car attached garage and a 20'X70' lean to building. Whether you're looking for a place to renovate and live or a hunting retreat, this one has the right ingredients. The 5 acre parcel has been split from the original listing.

17. 2025-10-15
    listed $160,000 Active 616-char remark

    Show marketing remark (616 chars)

    Tucked away on a quiet country road, this 8.8 acre property offers the peace and privacy you've been looking for. This property offers a perfect blend of income potential and outdoor recreation. The setting is full of wildlife and natural beauty-a perfect spot for your weekend getaway or future homestead. The existing 3 bedroom, 2 bath metal home will need significant TLC inside, giving you the opportunity to make it your own! There is also a two car attached garage and a 20'X70' lean to building. Whether you're looking for a place to renovate and live or a hunting retreat, this one has the right ingredients.

18. 2025-10-14
    status Pending 677-char remark

    Show marketing remark (677 chars)

    Tucked away on a quiet country road, this 13.8 acre property offers the peace and privacy you've been looking for. This property offers a perfect blend of income potential and outdoor recreation. The setting is full of wildlife and natural beauty-a perfect spot for your weekend getaway or future homestead. The existing 3 bedroom, 2 bath metal home will need significant TLC inside, giving you the opportunity to make it your own! There is also a two car attached garage and a 20'X70' lean to building. Whether you're looking for a place to renovate and live or a hunting retreat, this one has the right ingredients. The 5 acre parcel has been split from the original listing.

19. 2025-10-08
    listed $199,000 Active 677-char remark

    Show marketing remark (677 chars)

    Tucked away on a quiet country road, this 13.8 acre property offers the peace and privacy you've been looking for. This property offers a perfect blend of income potential and outdoor recreation. The setting is full of wildlife and natural beauty-a perfect spot for your weekend getaway or future homestead. The existing 3 bedroom, 2 bath metal home will need significant TLC inside, giving you the opportunity to make it your own! There is also a two car attached garage and a 20'X70' lean to building. Whether you're looking for a place to renovate and live or a hunting retreat, this one has the right ingredients. The 5 acre parcel has been split from the original listing.

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

Taxation est. · year 1

• Rental income: $14,494
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$4,364
• Taxable loss: −$3,591
• Est. tax savings @ 24.0%: +$862
• After-tax cash flow: $-127/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: Brussels CUSD 42
• NCES district ID: 1700102
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $52,551
• Composite: 29.28/100
• National rank: #11844
• State rank: #479 of 919 in IL

Livability — Brussels

• Score: 60/100
• State rank: #1008
• US rank: #19374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 425

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 4,426 people
• By 2030: 4,129 · -6.7%
• By 2040: 3,519 · -20.5%
• By 2050: 2,925 · -33.9%
• By 2075: 1,864 · -57.9%
• By 2100: 1,144 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 7% Two or more races 3%
• Common ancestry: Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+55.9) · D 20.9% · R 76.8% · Other 2.3%
• 2008→2024 swing: -63.4pp toward R · 2008: 7.5pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+49.4 2016: R+38.3 2012: R+14.0 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.23%
• Current HPI: 111.8148
• 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

-74.9% since first listed

7 events — show timeline

• 2026-04-02 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-02 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-22 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2025-11-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-10-15 Listed $160,000 MARIS as Distributed by MLS Grid
• 2025-10-14 Pending — MARIS as Distributed by MLS Grid
• 2025-10-08 Listed $199,000 MARIS as Distributed by MLS Grid