208 E 7th St Unit H · Georgetown, IL 61846

$33,900

3 bd · 1.0 ba · 1,900 sqft · Other · 125 Days on market

Built 1930 8,273 sqft lot $18/sqft · 67% below area ↓ 8% since listing

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property offers a 3 bedroom, 1 bathroom home, sits on a corner lot, and features a detached garage, basement, and large yard with room to entertain. The home is in need of repairs, but has great renovation or rental potential. Whether you're looking for your next long term investment, or flip, this property is an excellent opportunity to bring your vision to life!

Key facts

• Rental potential
• Basement
• Large yard

Tags

• CORNER LOT
• DETACHED GARAGE
• LARGE YARD
• BASEMENT
• RENOVATION POTENTIAL
• RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $34k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $30k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#783 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Market conditions: 1 comparable units currently listed for rent nearby; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($234 loan paydown + $3k appreciation (10.0% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.24% ✓
• Cap rate: 28.76%
• Cash-on-cash: 80.24%
• DSCR: 4.57
• GRM: 2.6

CMA / ARV

• ARV (median comp): $101,394
• List price: $33,900
• Delta: -66.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.2%
• Equity multiple: 7.21×
• Total profit: $58,905
• Equity at exit: $30,540

10-year hold

• IRR: 84.9%
• Equity multiple: 15.93×
• Total profit: $141,709
• Equity at exit: $65,860

Cash invested: $9,492 (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 61846

• Home prices YoY: 9.4%
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$178
• Tax est. 1.5%: −$42 /mo · $508/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $635

Break-even live

Break-even rent $297

Max offer price $33,900

Occupancy floor 37%

Sensitivity live

Price	-10% $658	-5% $646	+0% $635	+5% $623	+10% $611
Rent	-10% $548	-5% $591	+0% $635	+5% $678	+10% $722
Rate	-1.0pp $652	-0.5pp $643	base $635	+0.5pp $626	+1.0pp $617

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: $8,475
• Closing costs: $1,017
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 W 12th St Georgetown, IL	3.0	1.0	1300	$1,100	$0.85	6d	1	0.39mi

Listing history 19 events

1. 2026-06-21
   days on market $33,900 Active 125 DOM
2. 2026-06-18
   days on market $33,900 Active 122 DOM
3. 2026-06-17
   days on market $33,900 Active 121 DOM
4. 2026-06-16
   days on market $33,900 Active 120 DOM
5. 2026-06-15
   days on market $33,900 Active 119 DOM
6. 2026-06-13
   days on market $33,900 Active 117 DOM
7. 2026-06-09
   days on market $33,900 Active 113 DOM
8. 2026-06-08
   days on market $33,900 Active 112 DOM
9. 2026-06-07
   days on market $33,900 Active 111 DOM
10. 2026-06-04
    days on market $33,900 Active 108 DOM
11. 2026-06-03
    days on market $33,900 Active 107 DOM
12. 2026-06-02
    days on market $33,900 Active 106 DOM
13. 2026-06-01
    days on market $33,900 Active 105 DOM
14. 2026-05-31
    days on market $33,900 Active 104 DOM
15. 2026-04-24
    price $33,900 371-char remark

    Show marketing remark (371 chars)

    This property offers a 3 bedroom, 1 bathroom home, sits on a corner lot, and features a detached garage, basement, and large yard with room to entertain. The home is in need of repairs, but has great renovation or rental potential. Whether you're looking for your next long term investment, or flip, this property is an excellent opportunity to bring your vision to life!

16. 2026-03-06
    price $36,900 371-char remark

    Show marketing remark (371 chars)

    This property offers a 3 bedroom, 1 bathroom home, sits on a corner lot, and features a detached garage, basement, and large yard with room to entertain. The home is in need of repairs, but has great renovation or rental potential. Whether you're looking for your next long term investment, or flip, this property is an excellent opportunity to bring your vision to life!

17. 2026-02-16
    listed $38,900 Active 371-char remark

    Show marketing remark (371 chars)

    This property offers a 3 bedroom, 1 bathroom home, sits on a corner lot, and features a detached garage, basement, and large yard with room to entertain. The home is in need of repairs, but has great renovation or rental potential. Whether you're looking for your next long term investment, or flip, this property is an excellent opportunity to bring your vision to life!

18. 2005-05-12
    soldstatus $50,000
19. 1995-11-15
    soldstatus $37,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥103°F today · 18 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: $13,200
• − Mortgage interest: −$1,899
• − Property taxes: −$508
• − Insurance: −$170
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$986
• Taxable income: $7,525
• Est. tax owed @ 24.0%: −$1,806
• After-tax cash flow: $5,811/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)

No district data.

Livability — Georgetown

• Score: 63/100
• State rank: #783
• US rank: #15620

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: Georgetown, IL
• Population (ZIP): 4,484

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.78%
• Current HPI: 254.5489
• 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

-8.4% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $33,900 CIBR
• 2026-03-06 Price Changed $36,900 CIBR
• 2026-02-16 Listed $38,900 CIBR
• 2005-05-12 Sold (Public Records) $50,000 Public Records
• 1995-11-15 Sold (Public Records) $37,000 Public Records

Property tax history

+2.8%/yr

Latest (2024): $2,066 · +6.4% YoY. Source: county tax records.