335 E Market St · Havana, IL 62644

$71,500

3 bd · 1.5 ba · 1,028 sqft · SingleFamily · 50 Days on market

Built 1889 10,881 sqft lot $70/sqft · 25% above area Est $57k · 25% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 1/2 STORY 3 BEDROOM HOME ON CORNER LOT. 1 1/2 BATHS. KITCHEN & BATHS HAVE BEEN REMODELED. ENCLOSED PORCH COULD BE DEN OR COMPUTER ROOM. LAUNDRY ROOM ON MAIN LEVEL IN HALF BATH. SOLD "AS IS". ADDENDUMS APPLY AT OFFER.

Key facts

• Separate dining room
• Main floor laundry
• Eat-in kitchen

Tags

• LARGE INVITING LIVING ROOM
• SEPARATE DINING ROOM
• EAT-IN KITCHEN
• MAIN FLOOR LAUNDRY
• MUD ROOM
• FULL UNFINISHED BASEMENT

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected (single phase); Water connected
• Home design: Single-family residence (attached); Two levels; House structure
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Covered patio/porch; Corner, level lot; Chip-and-seal road frontage on a city street

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms total — 1 on the main level, 2 on the upper level
• Bathrooms: 1 full bathroom; 1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfinished basement; Gas range; Electric water heater
• Laundry & utility: Laundry room (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $69k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#989 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Havana CUSD 126 (town): math 17% / reading 22% proficiency, ranked #448 of 620 in IL (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: New Central Elem School (math 22% / reading 22%, grade F, #940 of 2,056 statewide, top 49%, 276 students, 0% FRL); Havana High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 279 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 36 active listings in the ZIP; 7 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $494 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mason County population projected at -30% 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $72k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,355 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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 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?
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: 1.88% ✓
• Cap rate: 16.31%
• Cash-on-cash: 35.77%
• DSCR: 2.59
• GRM: 4.4

CMA / ARV

• ARV (median comp): $57,208
• List price: $71,500
• Delta: 24.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 N Pearl St	0.18mi	2/1.0 (-1)	1,059 (+3%)	2mo	$61,000	$58	78
562 S Orange St	0.60mi	3/1.0	1,008 (-2%)	12mo	$63,600	$63	57
814 S Lincoln St	0.70mi	2/2.0 (-1)	1,040 (+1%)	7mo	$54,000	$52	52
740 E Laurel Ave	0.37mi	3/1.0	1,176 (+14%)	8mo	$82,500	$70	50
519 S Promenade St	0.41mi	2/1.0 (-1)	1,080 (+5%)	19mo	$39,500	$37	49
118 W Clark St	0.49mi	2/1.0 (-1)	1,120 (+9%)	8mo	$115,000	$103	49
167 E Mound St	0.48mi	2/1.0 (-1)	895 (-13%)	2mo	$11,000	$12	47
700 S Promenade St	0.54mi	2/1.0 (-1)	905 (-12%)	2mo	$60,000	$66	46
469 S Plum St	0.49mi	3/1.0	1,136 (+10%)	15mo	$89,000	$78	45
869 N Pearl St	0.64mi	3/1.5	1,120 (+9%)	15mo	$38,000	$34	43
113 E Mound St	0.49mi	2/2.0 (-1)	1,088 (+6%)	23mo	$52,000	$48	41
425 N Broadway St	0.31mi	2/1.0 (-1)	888 (-14%)	21mo	$47,000	$53	38

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: 31.4%
• Equity multiple: 2.32×
• Total profit: $26,423
• Equity at exit: $10,661

10-year hold

• IRR: 38.6%
• Equity multiple: 4.59×
• Total profit: $71,953
• Equity at exit: $6,182

Cash invested: $20,020 (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 62644

• Home prices YoY: -14.0%
• Active inventory: 36
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$375
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $597

Break-even live

Break-even rent $585

Max offer price $71,500

Occupancy floor 50%

Sensitivity live

Price	-10% $637	-5% $617	+0% $597	+5% $577	+10% $556
Rent	-10% $491	-5% $544	+0% $597	+5% $650	+10% $703
Rate	-1.0pp $633	-0.5pp $615	base $597	+0.5pp $578	+1.0pp $559

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: $17,875
• Closing costs: $2,145
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $71,500 Active 50 DOM
2. 2026-06-18
   days on market $71,500 Active 48 DOM
3. 2026-06-17
   days on market $71,500 Active 47 DOM
4. 2026-06-16
   days on market $71,500 Active 46 DOM
5. 2026-06-16
   price $71,500 Active 45 DOM
6. 2026-06-15
   days on market $79,900 Active 45 DOM
7. 2026-06-13
   days on market $79,900 Active 43 DOM
8. 2026-06-12
   days on market $79,900 Active 42 DOM
9. 2026-06-09
   days on market $79,900 Active 39 DOM
10. 2026-06-08
    days on market $79,900 Active 38 DOM
11. 2026-06-07
    days on market $79,900 Active 37 DOM
12. 2026-06-05
    days on market $79,900 Active 35 DOM
13. 2026-06-04
    days on market $79,900 Active 33 DOM
14. 2026-06-02
    days on market $79,900 Active 32 DOM
15. 2026-06-01
    days on market $79,900 Active 31 DOM
16. 2026-05-31
    days on market $79,900 Active 30 DOM
17. 2026-05-31
    days on market $79,900 Active 29 DOM
18. 2026-05-18
    price $83,000 818-char remark
19. 2026-05-01
    listed $85,000 Active 818-char remark
20. 2021-06-01
    soldstatus $32,500
21. 2006-04-21
    soldstatus $40,000 233-char remark

    Show marketing remark (233 chars)

    1 1/2 STORY 3 BEDROOM HOME ON CORNER LOT. 1 1/2 BATHS. KITCHEN & BATHS HAVE BEEN REMODELED. ENCLOSED PORCH COULD BE DEN OR COMPUTER ROOM. LAUNDRY ROOM ON MAIN LEVEL IN HALF BATH. SOLD "AS IS". ADDENDUMS APPLY AT OFFER.

22. 2005-12-15
    listed $48,900 233-char remark

    Show marketing remark (233 chars)

    1 1/2 STORY 3 BEDROOM HOME ON CORNER LOT. 1 1/2 BATHS. KITCHEN & BATHS HAVE BEEN REMODELED. ENCLOSED PORCH COULD BE DEN OR COMPUTER ROOM. LAUNDRY ROOM ON MAIN LEVEL IN HALF BATH. SOLD "AS IS". ADDENDUMS APPLY AT OFFER.

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $1,158 · $97/mo
• Expected delta: +$465/yr (+$39/mo · 67.1%)

ⓘ 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) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,090
• − Mortgage interest: −$4,005
• − Property taxes: −$693
• − Insurance: −$358
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,080
• Taxable income: $6,380
• Est. tax owed @ 24.0%: −$1,531
• After-tax cash flow: $5,630/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: Havana CUSD 126
• NCES district ID: 1718510
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 22% ▼ -16.00%
• Median HH income: $39,881
• Composite: 16.52/100
• National rank: #9181
• State rank: #448 of 620 in IL

Livability — Havana

• Score: 60/100
• State rank: #989
• US rank: #19077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Havana, IL
• City population: 4,657
• Population (ZIP): 4,657

Population outlook (Mason County) Hauer SSP2

• Today (2025): 12,087 people
• By 2030: 11,283 · -6.7%
• By 2040: 9,766 · -19.2%
• By 2050: 8,421 · -30.3%
• By 2075: 5,785 · -52.1%
• By 2100: 3,888 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+42.2) · D 27.8% · R 70.1% · Other 2.1%
• 2008→2024 swing: -48.1pp toward R · 2008: 5.9pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+39.5 2016: R+31.8 2012: R+6.3 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.81%
• Current HPI: 115.1077
• 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

+46.2% since first listed

7 events — show timeline

• 2026-06-15 Price Changed $71,500 MARIS as Distributed by MLS Grid
• 2026-05-28 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-05-18 Price Changed $83,000 MARIS as Distributed by MLS Grid
• 2026-05-01 Listed $85,000 MARIS as Distributed by MLS Grid
• 2021-06-01 Sold (Public Records) $32,500 Public Records
• 2006-04-21 Sold (MLS) — RMLSA as Distributed by MLS Grid
• 2005-12-15 Listed $48,900 RMLSA as Distributed by MLS Grid

Property tax history

-9.3%/yr

Latest (2024): $693 · +0.6% YoY. Source: county tax records.