136 N Washington St · Sheffield, IL 61361

$119,000

3 bd · 2.0 ba · 1,304 sqft · SingleFamily · 155 Days on market

Built 1982 0.28 ac lot $91/sqft · 31% above area Est $91k · 31% over

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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 +21.4/30.0
• Appreciation +8.9/10.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to this adorable 3-4 bedroom home at the edge of town in the fantastic village of Sheffield. This home offers plenty of bedrooms, storage, new roof, and yard space with a 25x13 workshop that could be made into living space with attached 2 car garage at a great price! Enjoy the master ensuite with 2 closets and located at the opposite end of the house from other bedrooms. Manufactured (prefabricated home) placed on a crawl space foundation with so much added on space.

Key facts

• Master ensuite
• New roof
• 25x13 workshop

Tags

• NEW ROOF
• 25X13 WORKSHOP
• MASTER ENSUITE
• ATTACHED 2 CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (1.9% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#981 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, schools F.
• Bureau Valley CUSD 340 (rural): math 20% / reading 31% proficiency, ranked #310 of 620 in IL (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 17 units permitted in Bureau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($823 loan paydown + $9k appreciation (7.9% local appreciation)).
• Bureau County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $58k; list at $119k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (median comp): $90,523
• List price: $119,000
• Delta: 31.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 N Main St	0.05mi	2/1.0 (-1)	1,308 (+0%)	22mo	$73,500	$56	69
321 E North St	0.12mi	3/1.0	1,120 (-14%)	9mo	$107,500	$96	60
319 E North St	0.15mi	4/1.0 (+1)	1,200 (-8%)	20mo	$38,000	$32	54
202 E Walnut St	0.35mi	3/1.0	1,200 (-8%)	21mo	$15,000	$13	48
633 S Park St	0.61mi	3/2.0	1,400 (+7%)	17mo	$138,000	$99	45
301 E Walnut St	0.40mi	3/1.5	1,112 (-15%)	17mo	$64,000	$58	41
710 S School St	0.73mi	2/1.0 (-1)	1,278 (-2%)	18mo	$105,000	$82	38

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

Projected returns pro-forma

7.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.78×
• Total profit: $59,450
• Equity at exit: $89,559

10-year hold

• IRR: 22.4%
• Equity multiple: 5.92×
• Total profit: $164,038
• Equity at exit: $176,970

Cash invested: $33,320 (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 61361

• Home prices YoY: 4.6%
• Active inventory: 7
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $177

Break-even live

Break-even rent $943

Max offer price $119,000

Occupancy floor 80%

Sensitivity live

Price	-10% $244	-5% $210	+0% $177	+5% $143	+10% $109
Rent	-10% $85	-5% $131	+0% $177	+5% $223	+10% $269
Rate	-1.0pp $237	-0.5pp $207	base $177	+0.5pp $146	+1.0pp $115

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $119,000 Active 155 DOM
2. 2026-06-18
   days on market $119,000 Active 154 DOM
3. 2026-06-17
   days on market $119,000 Active 153 DOM
4. 2026-06-16
   days on market $119,000 Active 152 DOM
5. 2026-06-15
   days on market $119,000 Active 151 DOM
6. 2026-06-14
   days on market $119,000 Active 149 DOM
7. 2026-06-13
   days on market $119,000 Active 148 DOM
8. 2026-06-10
   days on market $119,000 Active 146 DOM
9. 2026-06-09
   days on market $119,000 Active 145 DOM
10. 2026-06-08
    days on market $119,000 Active 144 DOM
11. 2026-06-07
    days on market $119,000 Active 143 DOM
12. 2026-06-05
    days on market $119,000 Active 140 DOM
13. 2026-06-03
    days on market $119,000 Active 139 DOM
14. 2026-06-02
    days on market $119,000 Active 138 DOM
15. 2026-06-01
    days on market $119,000 Active 137 DOM
16. 2026-05-31
    days on market $119,000 Active 136 DOM
17. 2026-05-30
    days on market $119,000 Active 135 DOM
18. 2026-03-30
    status Active 487-char remark

    Show marketing remark (487 chars)

    Welcome home to this adorable 3-4 bedroom home at the edge of town in the fantastic village of Sheffield. This home offers plenty of bedrooms, storage, new roof, and yard space with a 25x13 workshop that could be made into living space with attached 2 car garage at a great price! Enjoy the master ensuite with 2 closets and located at the opposite end of the house from other bedrooms. Manufactured (prefabricated home) placed on a crawl space foundation with so much added on space.

19. 2026-01-25
    status Pending 487-char remark

    Show marketing remark (487 chars)

    Welcome home to this adorable 3-4 bedroom home at the edge of town in the fantastic village of Sheffield. This home offers plenty of bedrooms, storage, new roof, and yard space with a 25x13 workshop that could be made into living space with attached 2 car garage at a great price! Enjoy the master ensuite with 2 closets and located at the opposite end of the house from other bedrooms. Manufactured (prefabricated home) placed on a crawl space foundation with so much added on space.

20. 2025-11-12
    listed $119,000 Active 487-char remark

    Show marketing remark (487 chars)

    Welcome home to this adorable 3-4 bedroom home at the edge of town in the fantastic village of Sheffield. This home offers plenty of bedrooms, storage, new roof, and yard space with a 25x13 workshop that could be made into living space with attached 2 car garage at a great price! Enjoy the master ensuite with 2 closets and located at the opposite end of the house from other bedrooms. Manufactured (prefabricated home) placed on a crawl space foundation with so much added on space.

21. 2014-10-14
    soldstatus $58,000
22. 2010-02-13
    historical

ⓘ 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: $858 · $72/mo
• Projected year-2 tax: $1,780 · $148/mo
• Expected delta: +$921/yr (+$77/mo · 107.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,004
• − Mortgage interest: −$6,666
• − Property taxes: −$858
• − Insurance: −$595
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$3,462
• Taxable income: $182
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,077/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: Bureau Valley CUSD 340
• NCES district ID: 1700125
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $48,992
• Composite: 22.34/100
• National rank: #8129
• State rank: #310 of 620 in IL

Livability — Sheffield

• Score: 60/100
• State rank: #981
• US rank: #18954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheffield, IL
• Population (ZIP): 1,363

Population outlook (Bureau County) Hauer SSP2

• Today (2025): 30,938 people
• By 2030: 29,461 · -4.8%
• By 2040: 26,296 · -15.0%
• By 2050: 23,271 · -24.8%
• By 2075: 17,749 · -42.6%
• By 2100: 13,107 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: English 5% Romanian 4% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Bureau

• 2024 margin: Strong R (+24.3) · D 36.9% · R 61.2% · Other 1.9%
• 2008→2024 swing: -30.0pp toward R · 2008: 5.7pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+21.5 2016: R+20.0 2012: R+0.2 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.90%
• Current HPI: 177.9032
• 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

+105.2% since first listed

5 events — show timeline

• 2026-03-30 Relisted — MRED as Distributed by MLS Grid
• 2026-01-25 Pending — MRED as Distributed by MLS Grid
• 2025-11-12 Listed $119,000 MRED as Distributed by MLS Grid
• 2014-10-14 Sold (Public Records) $58,000 Public Records
• 2010-02-13 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+14.8%/yr

Latest (2024): $858 · -2.7% YoY. Source: county tax records.