424 Main St · Moweaqua, IL 62550

$74,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 37 Days on market

Built 1905 0.26 ac lot $80/sqft · 13% below area Est $105k · 29% under

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Why this score? — see what drove the A- 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +8.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Cute 1ÃÂÃÂÃÂý story in Moweaqua, 2 blocks S of high school. Furnace & C/Air approx. 7 years! Roof approx. 7 hears. Nice attached 2 car garage has openers. Nice big back yard goes from telephone box to fence approx. No HVAC vent to second floor. Could be 2 bedrooms upstairs.

Key facts

• Plumbing
• Recent updates
• Trim

Tags

• RECENT UPDATES
• ELECTRICAL
• FLOORING
• PLUMBING
• TRIM
• LIGHT FIXTURES

Property features AI

Finance

• Other: Zoned residential; Lot size approximately 0.26 acres

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels (2 stories)
• Construction: Built with other/unspecified materials
• Exterior features: Asphalt roof; Asphalt road access

Interior

• Kitchen: Appliances: none listed beyond water heater
• Bedrooms: 9 total rooms (bedrooms and living spaces combined)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas water heater; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#616 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Central A & M CUD 21 (rural): math 13% / reading 20% proficiency, ranked #477 of 620 in IL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 19 active listings in the ZIP; 41 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($518 loan paydown + $5k appreciation (6.7% local appreciation)).
• Shelby County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $75k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1905 — 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. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.19%
• DSCR: 1.68
• GRM: 6.2

CMA / ARV

• ARV (median comp): $105,486
• List price: $74,900
• Delta: -29.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Main St	0.34mi	4/2.0 (+1)	1,070 (+14%)	23mo	$95,000	$89	32

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

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.4%
• Equity multiple: 2.99×
• Total profit: $41,814
• Equity at exit: $50,552

10-year hold

• IRR: 27.0%
• Equity multiple: 6.20×
• Total profit: $109,093
• Equity at exit: $94,827

Cash invested: $20,972 (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 62550

• Home prices YoY: 3.5%
• Active inventory: 19
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $265

Break-even live

Break-even rent $676

Max offer price $74,900

Occupancy floor 69%

Sensitivity live

Price	-10% $308	-5% $287	+0% $265	+5% $244	+10% $223
Rent	-10% $185	-5% $225	+0% $265	+5% $305	+10% $345
Rate	-1.0pp $303	-0.5pp $284	base $265	+0.5pp $246	+1.0pp $226

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $74,900 Active 37 DOM
2. 2026-06-19
   days on market $74,900 Active 35 DOM
3. 2026-06-18
   days on market $74,900 Active 34 DOM
4. 2026-06-17
   remarks 463-char remark
5. 2026-06-17
   pricedays on market $74,900 Active 33 DOM
6. 2026-06-16
   days on market $77,900 Active 32 DOM
7. 2026-06-15
   days on market $77,900 Active 31 DOM
8. 2026-06-14
   days on market $77,900 Active 29 DOM
9. 2026-06-13
   days on market $77,900 Active 28 DOM
10. 2026-06-10
    days on market $77,900 Active 26 DOM
11. 2026-06-09
    days on market $77,900 Active 25 DOM
12. 2026-06-08
    days on market $77,900 Active 24 DOM
13. 2026-06-07
    days on market $77,900 Active 23 DOM
14. 2026-06-05
    days on market $77,900 Active 20 DOM
15. 2026-06-02
    days on market $77,900 Active 18 DOM
16. 2026-06-01
    pricedays on market $77,900 Active 17 DOM
17. 2026-05-31
    days on market $80,000 Active 16 DOM
18. 2026-05-30
    days on market $80,000 Active 15 DOM
19. 2026-05-15
    listed $80,000 Active 419-char remark
20. 2014-03-13
    soldstatus $49,000
21. 2014-03-07
    soldstatus $49,000 283-char remark

    Show marketing remark (283 chars)

    Cute 1A A A A 1/2 story in Moweaqua, 2 blocks S of high school. Furnace & C/Air approx. 7 years! Roof approx. 7 hears. Nice attached 2 car garage has openers. Nice big back yard goes from telephone box to fence approx. No HVAC vent to second floor. Could be 2 bedrooms upstairs.

22. 2014-03-07
    soldstatus $49,000

    Show marketing remark (283 chars)

    Cute 1A A A A 1/2 story in Moweaqua, 2 blocks S of high school. Furnace & C/Air approx. 7 years! Roof approx. 7 hears. Nice attached 2 car garage has openers. Nice big back yard goes from telephone box to fence approx. No HVAC vent to second floor. Could be 2 bedrooms upstairs.

23. 2013-09-23
    listed $54,500 283-char remark

    Show marketing remark (283 chars)

    Cute 1A A A A 1/2 story in Moweaqua, 2 blocks S of high school. Furnace & C/Air approx. 7 years! Roof approx. 7 hears. Nice attached 2 car garage has openers. Nice big back yard goes from telephone box to fence approx. No HVAC vent to second floor. Could be 2 bedrooms upstairs.

24. 2013-09-23
    listed $54,500

    Show marketing remark (283 chars)

    Cute 1A A A A 1/2 story in Moweaqua, 2 blocks S of high school. Furnace & C/Air approx. 7 years! Roof approx. 7 hears. Nice attached 2 car garage has openers. Nice big back yard goes from telephone box to fence approx. No HVAC vent to second floor. Could be 2 bedrooms upstairs.

ⓘ 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: $1,320 · $110/mo
• Projected year-2 tax: $1,510 · $126/mo
• Expected delta: +$190/yr (+$16/mo · 14.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,142
• − Mortgage interest: −$4,196
• − Property taxes: −$1,320
• − Insurance: −$374
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,179
• Taxable income: $2,131
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $2,673/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: Central A & M CUD 21
• NCES district ID: 1709100
• Math proficiency: 13% ▼ -5.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $50,388
• Composite: 15.02/100
• National rank: #9357
• State rank: #477 of 620 in IL

Livability — Moweaqua

• Score: 65/100
• State rank: #616
• US rank: #12660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moweaqua, IL
• Population (ZIP): 3,070

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 20,512 people
• By 2030: 19,675 · -4.1%
• By 2040: 17,851 · -13.0%
• By 2050: 15,973 · -22.1%
• By 2075: 11,799 · -42.5%
• By 2100: 8,030 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Native American 1%
• Common ancestry: Iranian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.5% · Other 1.4%
• 2008→2024 swing: -40.5pp toward R · 2008: -19.8pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.2 2016: R+54.3 2012: R+33.7 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.72%
• Current HPI: 197.0448
• 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

+37.4% since first listed

8 events — show timeline

• 2026-06-17 Price Changed $74,900 CIBR
• 2026-06-01 Price Changed $77,900 CIBR
• 2026-05-15 Listed $80,000 CIBR
• 2014-03-13 Sold (Public Records) $49,000 Public Records
• 2014-03-07 Sold (MLS) $49,000 MRED as Distributed by MLS Grid
• 2014-03-07 Sold (MLS) $49,000 CIBR
• 2013-09-23 Listed $54,500 MRED as Distributed by MLS Grid
• 2013-09-23 Listed $54,500 CIBR

Property tax history

-2.4%/yr

Latest (2024): $1,320 · +11.4% YoY. Source: county tax records.