1014 Beulah St · Eldorado, IL 62930

$75,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily · 54 Days on market

Built 1999 0.25 ac lot $51/sqft · 10% below area Est $84k · 10% under

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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
• ARV discount +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained Fleetwood mobile home with additions that have been added on including a screened patio/deck. Inside you will find 3 bdrms, 2 baths, a nice sized living room with corner fireplace. Large kitchen with dining area, laundry room. Detached garage and a carport completes this nice home plus the corner lot that is sits on. Home sold As is

Key facts

• Screened patio
• Corner lot
• 0.25 acre lot

Tags

• SCREENED PATIO
• CORNER LOT

Property features AI

Finance

• Other: Possession at closing; No special service area
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage and carport (1 garage space; 1 total parking space listed)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single manufactured home; Owned fee simple; Age approximately 26–30 years; Living area measured by taped method; Property located in unincorporated area
• Construction: Vinyl siding construction
• Exterior features: Lot dimensions approximately 100 x 110; Lot is less than 0.25 acre; Vinyl siding

Interior

• Kitchen: Kitchen on main level (14 x 13)
• Bedrooms: 3 bedrooms (all on the main level); Bedroom dimensions include 13 x 9 and 11 x 7; master bedroom 11 x 11 (main level, master with full bath)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 6 total rooms; School bus service available
• Laundry & utility: Main-level laundry room (12 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/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.
• Cap rate 17.1% vs local median 9.5% in Eldorado — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#658 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D-, amenities F, commute F.
• Eldorado CUSD 4 (town): math 11% / reading 19% proficiency, ranked #526 of 620 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eldorado Elem School (math 8% / reading 7%, grade F, #1,627 of 2,056 statewide, top 81%, 545 students, 0% FRL); Eldorado Middle School (math 17% / reading 32%, grade F, #332 of 665 statewide, top 55%, 231 students, 0% FRL); Eldorado High School (math 8% / reading 17%, grade F, #506 of 693 statewide, top 74%, 301 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Saline County population projected at -16% 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($73k) 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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?
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: 1.89% ✓
• Cap rate: 17.06%
• Cash-on-cash: 38.46%
• DSCR: 2.71
• GRM: 4.4

CMA / ARV

• ARV (median comp): $83,664
• List price: $75,000
• Delta: -10.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1202 Broadway St	0.14mi	3/2.0	1,364 (-7%)	22mo	$124,900	$92	63
2424 Jones St	0.13mi	3/1.0	1,296 (-12%)	12mo	$134,000	$103	60
2815 Jones St	0.21mi	2/1.0 (-1)	1,250 (-15%)	5mo	$121,100	$97	52
2051 State St	0.65mi	2/1.0 (-1)	1,547 (+5%)	10mo	$79,000	$51	43
2045 State St	0.66mi	3/2.0	1,333 (-9%)	20mo	$105,000	$79	37
1020 State St	0.59mi	2/1.5 (-1)	1,296 (-12%)	15mo	$58,750	$45	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 34.6%
• Equity multiple: 2.46×
• Total profit: $30,693
• Equity at exit: $11,183

10-year hold

• IRR: 41.4%
• Equity multiple: 4.90×
• Total profit: $81,838
• Equity at exit: $6,485

Cash invested: $21,000 (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 62930

• Active inventory: 46
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $673

Break-even live

Break-even rent $567

Max offer price $75,000

Occupancy floor 48%

Sensitivity live

Price	-10% $716	-5% $694	+0% $673	+5% $652	+10% $631
Rent	-10% $561	-5% $617	+0% $673	+5% $729	+10% $785
Rate	-1.0pp $711	-0.5pp $692	base $673	+0.5pp $654	+1.0pp $634

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $75,000 Active 54 DOM
2. 2026-06-18
   days on market $75,000 Active 52 DOM
3. 2026-06-17
   days on market $75,000 Active 51 DOM
4. 2026-06-16
   days on market $75,000 Active 50 DOM
5. 2026-06-15
   days on market $75,000 Active 49 DOM
6. 2026-06-13
   days on market $75,000 Active 47 DOM
7. 2026-06-12
   days on market $75,000 Active 46 DOM
8. 2026-06-09
   days on market $75,000 Active 43 DOM
9. 2026-06-08
   days on market $75,000 Active 42 DOM
10. 2026-06-07
    days on market $75,000 Active 41 DOM
11. 2026-06-07
    days on market $75,000 Active 40 DOM
12. 2026-06-04
    days on market $75,000 Active 37 DOM
13. 2026-06-02
    days on market $75,000 Active 36 DOM
14. 2026-06-01
    days on market $75,000 Active 35 DOM
15. 2026-05-31
    days on market $75,000 Active 34 DOM
16. 2026-05-31
    days on market $75,000 Active 33 DOM
17. 2026-04-25
    listed $75,000 Active 351-char remark
18. 2025-12-17
    historical
19. 2025-10-08
    historical
20. 2025-09-25
    listed Active

ⓘ 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: $280 · $23/mo
• Projected year-2 tax: $991 · $83/mo
• Expected delta: +$711/yr (+$59/mo · 253.6%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,028
• − Mortgage interest: −$4,201
• − Property taxes: −$280
• − Insurance: −$375
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$2,182
• Taxable income: $7,265
• Est. tax owed @ 24.0%: −$1,744
• After-tax cash flow: $6,333/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: Eldorado CUSD 4
• NCES district ID: 1713660
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $36,707
• Composite: 12.47/100
• National rank: #9627
• State rank: #526 of 620 in IL

Livability — Eldorado

• Score: 65/100
• State rank: #658
• US rank: #13492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldorado, IL
• Population (ZIP): 5,763

Population outlook (Saline County) Hauer SSP2

• Today (2025): 23,915 people
• By 2030: 23,262 · -2.7%
• By 2040: 21,775 · -8.9%
• By 2050: 20,098 · -16.0%
• By 2075: 15,234 · -36.3%
• By 2100: 10,302 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea, Vietnam
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+49.0) · D 24.8% · R 73.8% · Other 1.3%
• 2008→2024 swing: -40.1pp toward R · 2008: -8.9pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.9 2016: R+50.7 2012: R+29.0 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.64%
• Current HPI: 75.0826
• 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

4 events — show timeline

• 2026-04-25 Listed $75,000 MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-08 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-09-25 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+59.9%/yr

Latest (2024): $280 · +4.5% YoY. Source: county tax records.