1428 N Main St · Lewistown, IL 61452

$49,900

2 bd · 1.0 ba · 1,112 sqft · Other · 181 Days on market

10,400 sqft lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Seller financing available. Cute 2 possibly 3 bedroom home close to the high school. This home offers a very nice 2 car garage with a extra shed in the backyard.

Key facts

• Extra shed
• 2 car garage
• 0.24 acre lot

Tags

• 2 CAR GARAGE
• EXTRA SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#756 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.
• Lewistown CUSD 97 (rural): math 11% / reading 14% proficiency, ranked #546 of 620 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 14 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $1k appreciation (3.0% local appreciation)).
• Fulton County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $50k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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. 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: 1.95% ✓
• Cap rate: 16.11%
• Cash-on-cash: 35.05%
• DSCR: 2.56
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 40.7%
• Equity multiple: 3.29×
• Total profit: $32,030
• Equity at exit: $22,437

10-year hold

• IRR: 40.7%
• Equity multiple: 6.56×
• Total profit: $77,636
• Equity at exit: $34,578

Cash invested: $13,972 (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 61452

• Active inventory: 1
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $408

Break-even live

Break-even rent $457

Max offer price $49,900

Occupancy floor 53%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-02
   status Pending 161-char remark

   Show marketing remark (161 chars)

   Seller financing available. Cute 2 possibly 3 bedroom home close to the high school. This home offers a very nice 2 car garage with a extra shed in the backyard.

2. 2026-01-15
   price $49,900 161-char remark

   Show marketing remark (161 chars)

   Seller financing available. Cute 2 possibly 3 bedroom home close to the high school. This home offers a very nice 2 car garage with a extra shed in the backyard.

3. 2025-12-17
   historical
4. 2025-12-10
   price $54,900 161-char remark

   Show marketing remark (161 chars)

   Seller financing available. Cute 2 possibly 3 bedroom home close to the high school. This home offers a very nice 2 car garage with a extra shed in the backyard.

5. 2025-11-02
   historical

   Show marketing remark (161 chars)

   Seller financing available. Cute 2 possibly 3 bedroom home close to the high school. This home offers a very nice 2 car garage with a extra shed in the backyard.

6. 2025-11-02
   listed $69,900 Active 161-char remark

   Show marketing remark (161 chars)

   Seller financing available. Cute 2 possibly 3 bedroom home close to the high school. This home offers a very nice 2 car garage with a extra shed in the backyard.

7. 2025-10-13
   price
8. 2025-07-24
   price
9. 2025-06-20
   price
10. 2025-06-02
    listed Active
11. 2025-05-11
    historical
12. 2010-03-11
    soldstatus $30,000

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $1,039 · $87/mo
• Expected delta: +$94/yr (+$8/mo · 9.9%)

ⓘ 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 ≥106°F today · 19 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: $11,686
• − Mortgage interest: −$2,795
• − Property taxes: −$945
• − Insurance: −$250
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$1,452
• Taxable income: $4,375
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $3,848/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: Lewistown CUSD 97
• NCES district ID: 1700153
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 14% ▼ -8.00%
• Median HH income: $45,704
• Composite: 11.28/100
• National rank: #9719
• State rank: #546 of 620 in IL

Livability — Lewistown

• Score: 63/100
• State rank: #756
• US rank: #15307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewistown, IL
• Population (ZIP): 167

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 33,356 people
• By 2030: 32,144 · -3.6%
• By 2040: 29,518 · -11.5%
• By 2050: 26,775 · -19.7%
• By 2075: 19,972 · -40.1%
• By 2100: 13,580 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Lithuanian 9% Slovak 6%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Fulton

• 2024 margin: Strong R (+23.8) · D 37.1% · R 60.9% · Other 2.0%
• 2008→2024 swing: -45.2pp toward R · 2008: 21.3pp · 2024: -23.8pp
• All cycles: 2024: R+23.8 2020: R+20.1 2016: R+15.1 2012: D+11.1 2008: D+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+66.3% since first listed

12 events — show timeline

• 2026-05-02 Pending — RMLSA as Distributed by MLS Grid
• 2026-01-15 Price Changed $49,900 RMLSA as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-10 Price Changed $54,900 RMLSA as Distributed by MLS Grid
• 2025-11-02 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-02 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2025-10-13 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-20 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-02 Listed — RMLSA as Distributed by MLS Grid
• 2025-05-11 Coming Soon — RMLSA as Distributed by MLS Grid
• 2010-03-11 Sold (Public Records) $30,000 Public Records

Property tax history

+10.6%/yr

Latest (2024): $945 · -7.6% YoY. Source: county tax records.