307 S 6th St · Witt, IL 62094

$35,000

1 bd · 1.0 ba · 996 sqft · SingleFamily public records · 19 Days on market

Built 1924

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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 +6.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

This lovely 1 bedroom, 1 bathroom home has lots of opportunity for customization and renovation to personalize and is situated in the peaceful, quiet countryside. This setting is perfect for those seeking tranquility away from city life. The potential for this large tree filled open lot is endless, with equal open area for a sun-filled garden. This area is full of opportunities to enjoy both nature and local festivities with nearby lakes abound, conservation centers, and the beautiful city of Hillsboro, and Rte. 66 within 15 miles.

Key facts

• Conservation centers
• Nearby lakes
• Sun filled garden

Tags

• LARGE TREE FILLED OPEN LOT
• SUN FILLED GARDEN
• NEARBY LAKES
• CONSERVATION CENTERS
• RTE 66 WITHIN 15 MILES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,266 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Hillsboro CUSD 3 (town): math 20% / reading 36% proficiency, ranked #282 of 620 in IL (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hillsboro Jr High School (math 18% / reading 41%, grade F, #256 of 665 statewide, top 41%, 345 students, 0% FRL); Hillsboro High School (math 12% / reading 17%, grade F, #479 of 693 statewide, top 71%, 468 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 12 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $969 of equity ($242 loan paydown + $727 appreciation (2.1% local appreciation)).
• Montgomery County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 2.46% ✓
• Cap rate: 21.77%
• Cash-on-cash: 55.26%
• DSCR: 3.46
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.2%
• Equity multiple: 4.19×
• Total profit: $31,287
• Equity at exit: $13,953

10-year hold

• IRR: 59.6%
• Equity multiple: 8.48×
• Total profit: $73,275
• Equity at exit: $20,206

Cash invested: $9,800 (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 62094

• Home prices YoY: 2.0%
• Active inventory: 6
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $451

Break-even live

Break-even rent $289

Max offer price $35,000

Occupancy floor 43%

Sensitivity live

Price	-10% $471	-5% $461	+0% $451	+5% $441	+10% $431
Rent	-10% $383	-5% $417	+0% $451	+5% $485	+10% $519
Rate	-1.0pp $469	-0.5pp $460	base $451	+0.5pp $442	+1.0pp $433

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $35,000 Active 19 DOM
2. 2026-06-21
   days on market $35,000 Active 18 DOM
3. 2026-06-18
   days on market $35,000 Active 16 DOM
4. 2026-06-17
   days on market $35,000 Active 15 DOM
5. 2026-06-16
   days on market $35,000 Active 14 DOM
6. 2026-06-15
   days on market $35,000 Active 13 DOM
7. 2026-06-13
   days on market $35,000 Active 11 DOM
8. 2026-06-12
   days on market $35,000 Active 10 DOM
9. 2026-06-09
   days on market $35,000 Active 7 DOM
10. 2026-06-08
    days on market $35,000 Active 6 DOM
11. 2026-06-07
    days on market $35,000 Active 5 DOM
12. 2026-06-03
    remarks 537-char remark
13. 2026-06-03
    listed $35,000 Active 1 DOM

ⓘ 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: $365 · $30/mo
• Projected year-2 tax: $580 · $48/mo
• Expected delta: +$215/yr (+$18/mo · 58.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,327
• − Mortgage interest: −$1,961
• − Property taxes: −$365
• − Insurance: −$175
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$1,018
• Taxable income: $5,156
• Est. tax owed @ 24.0%: −$1,237
• After-tax cash flow: $4,178/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: Hillsboro CUSD 3
• NCES district ID: 1719200
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $43,744
• Composite: 23.89/100
• National rank: #7794
• State rank: #282 of 620 in IL

Livability — Witt

• Score: 54/100
• State rank: #1266
• US rank: #23794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Witt, IL
• Population (ZIP): 1,018

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 27,471 people
• By 2030: 26,410 · -3.9%
• By 2040: 24,233 · -11.8%
• By 2050: 21,948 · -20.1%
• By 2075: 16,686 · -39.3%
• By 2100: 11,369 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Lithuanian 2% German 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+44.0) · D 27.1% · R 71.1% · Other 1.8%
• 2008→2024 swing: -46.7pp toward R · 2008: 2.6pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.0 2016: R+40.0 2012: R+14.2 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.08%
• Current HPI: 103.233
• 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

1 event — show timeline

• 2026-06-03 Listed $35,000 FSBO.com

Property tax history

+8.2%/yr

Latest (2024): $365 · +1.7% YoY. Source: county tax records.