321 Lincoln St · Hoopeston, IL 60942

$55,000

2 bd · 1.0 ba · 950 sqft · Other · 416 Days on market

Built 1930 8,276 sqft lot $58/sqft · 12% below area Est $63k · 12% under

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Why this score? — see what drove the C 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 +17.7/30.0
• ARV discount +12.9/15.0
• 1% rule +6.4/10.0
• Appreciation +6.4/10.0
• DSCR +5.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

2/3 bedroom, large living room enclosed front porch, 2 car garage with opener, double oven, gen-air cook top, washer and dryer hookups partially fenced large back yard. house and garage roofs in 2024 100 amp service front and rear deck

Key facts

• Large living room
• 100 amp service
• Double oven

Tags

• LARGE LIVING ROOM
• ENCLOSED FRONT PORCH
• DOUBLE OVEN
• GEN-AIR COOK TOP
• WASHER AND DRYER HOOKUPS
• 100 AMP SERVICE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $44 ($531/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($625 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,152 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, schools F, amenities F.
• Hoopeston Area CUSD 11 (town): math 9% / reading 15% proficiency, ranked #559 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 41 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (2.8% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 416 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $55k implies a 511% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 416 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.14% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 7.3

CMA / ARV

• ARV (median comp): $62,510
• List price: $55,000
• Delta: -12.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.57×
• Total profit: $8,832
• Equity at exit: $24,021

10-year hold

• IRR: 12.7%
• Equity multiple: 2.84×
• Total profit: $28,404
• Equity at exit: $36,478

Cash invested: $15,400 (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 60942

• Home prices YoY: 1.4%
• Active inventory: 41
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $625 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$138 /mo · $1,662/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$131
• Net cashflow: $44

Break-even live

Break-even rent $569

Max offer price $55,000

Occupancy floor 88%

Sensitivity live

Price	-10% $75	-5% $60	+0% $44	+5% $29	+10% $13
Rent	-10% $-5	-5% $20	+0% $44	+5% $69	+10% $94
Rate	-1.0pp $72	-0.5pp $58	base $44	+0.5pp $30	+1.0pp $16

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 E Seminary Ave Unit 13 Hoopeston, IL	2.0	1.0	750	$675	$0.90	14d	1	0.64mi
504 E Honeywell Ave Unit 1 Hoopeston, IL	1.0	1.0	650	$699	$1.08	45d	1	0.71mi
824 E Wyman Ave Unit 5 Hoopeston, IL	1.0	1.0	850	$525	$0.62	45d	1	1.20mi
824 E Wyman Ave Hoopeston, IL	1.0	1.0	850	$550	$0.65	22d	1	1.20mi

Listing history 23 events

1. 2026-06-21
   days on market $55,000 Active 416 DOM
2. 2026-06-21
   days on market $55,000 Active 415 DOM
3. 2026-06-18
   days on market $55,000 Active 413 DOM
4. 2026-06-17
   days on market $55,000 Active 412 DOM
5. 2026-06-16
   days on market $55,000 Active 411 DOM
6. 2026-06-15
   days on market $55,000 Active 410 DOM
7. 2026-06-13
   days on market $55,000 Active 408 DOM
8. 2026-06-12
   days on market $55,000 Active 407 DOM
9. 2026-06-09
   days on market $55,000 Active 404 DOM
10. 2026-06-08
    days on market $55,000 Active 403 DOM
11. 2026-06-07
    days on market $55,000 Active 402 DOM
12. 2026-06-07
    days on market $55,000 Active 401 DOM
13. 2026-06-04
    days on market $55,000 Active 398 DOM
14. 2026-06-02
    days on market $55,000 Active 397 DOM
15. 2026-06-01
    days on market $55,000 Active 396 DOM
16. 2026-05-31
    days on market $55,000 Active 395 DOM
17. 2026-05-31
    days on market $55,000 Active 394 DOM
18. 2026-01-06
    status Active 236-char remark

    Show marketing remark (236 chars)

    2/3 bedroom, large living room enclosed front porch, 2 car garage with opener, double oven, gen-air cook top, washer and dryer hookups partially fenced large back yard. house and garage roofs in 2024 100 amp service front and rear deck

19. 2026-01-06
    price $55,000 236-char remark

    Show marketing remark (236 chars)

    2/3 bedroom, large living room enclosed front porch, 2 car garage with opener, double oven, gen-air cook top, washer and dryer hookups partially fenced large back yard. house and garage roofs in 2024 100 amp service front and rear deck

20. 2025-10-27
    price $59,900 236-char remark

    Show marketing remark (236 chars)

    2/3 bedroom, large living room enclosed front porch, 2 car garage with opener, double oven, gen-air cook top, washer and dryer hookups partially fenced large back yard. house and garage roofs in 2024 100 amp service front and rear deck

21. 2025-04-26
    listed $65,000 Active 236-char remark

    Show marketing remark (236 chars)

    2/3 bedroom, large living room enclosed front porch, 2 car garage with opener, double oven, gen-air cook top, washer and dryer hookups partially fenced large back yard. house and garage roofs in 2024 100 amp service front and rear deck

22. 1987-07-13
    soldstatus $9,000
23. 1975-03-04
    soldstatus $11,500

ⓘ 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: $1,662 · $138/mo
• Projected year-2 tax: $1,662 · $138/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 ≥103°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $7,506
• − Mortgage interest: −$3,081
• − Property taxes: −$1,662
• − Insurance: −$275
• − Repairs & maintenance: −$600
• − Management: −$600
• − Depreciation: −$1,600
• Taxable loss: −$313
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $607/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: Hoopeston Area CUSD 11
• NCES district ID: 1719660
• Math proficiency: 9% ▼ -7.00%
• Reading proficiency: 15% ▼ -3.00%
• Median HH income: $40,897
• Composite: 10.39/100
• National rank: #9786
• State rank: #559 of 620 in IL

Livability — Hoopeston

• Score: 57/100
• State rank: #1152
• US rank: #21789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoopeston, IL
• City population: 5,635
• Population (ZIP): 5,635

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4% Black 2% Asian 1%
• Common ancestry: Portuguese 4% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.77%
• Current HPI: 193.4089
• 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

+378.3% since first listed

6 events — show timeline

• 2026-01-06 Relisted — CIBR
• 2026-01-06 Price Changed $55,000 CIBR
• 2025-10-27 Price Changed $59,900 CIBR
• 2025-04-26 Listed $65,000 CIBR
• 1987-07-13 Sold (Public Records) $9,000 Public Records
• 1975-03-04 Sold (Public Records) $11,500 Public Records

Property tax history

+11.4%/yr

Latest (2024): $1,662 · +24.7% YoY. Source: county tax records.