314 Plummer Ave · Chadwick, IL 61014

$139,900

3 bd · 2.0 ba · 2,020 sqft · SingleFamily public records · 6 Days on market

Built 1910 0.48 ac lot Est $109k · 28% over

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Why this score? — see what drove the D+ 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 +17.9/30.0
• Appreciation +9.2/10.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This timeless 1910 Dutch Colonial has been lovingly maintained by only its second owner and is ready to welcome its third. Situated on nearly a half-acre lot, the property includes a 1+ stall garage and an additional storage shed for added convenience. A charming three-season porch spans the width of the home and leads into a warm, inviting foyer highlighted by an original open wood staircase. Just beyond, you'll find a built-in storage bench and closet area on the way to the spacious eat-in kitchen. The fully equipped kitchen offers abundant cabinet and counter space, stainless steel appliances, and even a classic built-in ironing board. A generously sized main-floor laundry room provides excellent storage and functionality. The main level showcases beautiful hardwood floors throughout the living and dining rooms. The living room features elegant French doors and a cozy wood-burning fireplace, while the dining room is accented by a stunning bay window wall that fills the space with natural light. Completing the main floor are a full bathroom and a flexible family room that could also serve as a fourth bedroom. Upstairs, you'll find three comfortable bedrooms, each with closet space, along with a second full bathroom. Meticulously cared for and rich with character, this exceptional home blends historic charm with everyday comfort.

Key facts

• Half-acre lot
• Three-season porch
• 0.48 acre lot

Tags

• HALF-ACRE LOT
• THREE-SEASON PORCH
• ORIGINAL OPEN WOOD STAIRCASE
• BUILT-IN STORAGE BENCH
• SPACIOUS EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Detached concrete garage with 2 spaces
• Utilities: Public water service; Public sewer service
• Home design: Single-family residence; Two stories; Residential house
• Construction: Full basement
• Exterior features: Shingle roof; Public water; Public sewer; Lot approximately 0.48 acres

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating
• Interior features: Wood-burning fireplace (1)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (5.1% below list).
• Recommended offer: $133k (5.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#825 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Chadwick-Milledgeville CUSD 399 (rural): math 41% / reading 46% proficiency, ranked #249 of 919 in IL (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chadwick-Milledgeville Elem Sch (math 42% / reading 37%, grade F, #392 of 2,056 statewide, top 21%, 218 students, 0% FRL); Chadwick-Milledgeville Jr Hs (math 27% / reading 42%, grade F, #126 of 693 statewide, top 21%, 190 students, 0% FRL) — zoned schools average 0% FRL vs 29% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 23 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($967 loan paydown + $12k appreciation (8.5% local appreciation)).
• Carroll County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,806 (5.1% below list)

Questions for the listing agent

1. Built in 1910 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $109,080
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Calvert Ave	0.13mi	4/2.0 (+1)	2,197 (+9%)	4mo	$160,000	$73	71
402 Main St	0.22mi	3/2.0	1,912 (-5%)	14mo	$103,000	$54	69
503 N Main St	0.23mi	3/2.0	1,748 (-14%)	2mo	$90,000	$51	65
503 N Main St	0.23mi	3/2.0	1,748 (-14%)	2mo	$90,000	$51	65
122 E 2nd St	0.13mi	3/1.5	1,798 (-11%)	23mo	$123,500	$69	54
122 E 2nd St	0.13mi	3/1.5	1,798 (-11%)	23mo	$123,500	$69	54
120 Snow St	0.18mi	4/2.0 (+1)	1,724 (-15%)	11mo	$96,500	$56	53
220 Calvert St	0.15mi	4/1.0 (+1)	1,738 (-14%)	12mo	$76,000	$44	50
215 Plummer Ave	0.09mi	4/3.0 (+1)	2,313 (+14%)	23mo	$90,000	$39	43

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

Projected returns pro-forma

8.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.77×
• Total profit: $69,427
• Equity at exit: $110,875

10-year hold

• IRR: 21.4%
• Equity multiple: 6.01×
• Total profit: $196,171
• Equity at exit: $224,613

Cash invested: $39,172 (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 61014

• Home prices YoY: 5.5%
• Active inventory: 2
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $117

Break-even live

Break-even rent $1,179

Max offer price $139,900

Occupancy floor 86%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-16
   days on marketlisting id $139,900 Pending 6 DOM
2. 2026-05-21
   listed $139,900 Active

   Show marketing remark (1352 chars)

   This timeless 1910 Dutch Colonial has been lovingly maintained by only its second owner and is ready to welcome its third. Situated on nearly a half-acre lot, the property includes a 1+ stall garage and an additional storage shed for added convenience. A charming three-season porch spans the width of the home and leads into a warm, inviting foyer highlighted by an original open wood staircase. Just beyond, you'll find a built-in storage bench and closet area on the way to the spacious eat-in kitchen. The fully equipped kitchen offers abundant cabinet and counter space, stainless steel appliances, and even a classic built-in ironing board. A generously sized main-floor laundry room provides excellent storage and functionality. The main level showcases beautiful hardwood floors throughout the living and dining rooms. The living room features elegant French doors and a cozy wood-burning fireplace, while the dining room is accented by a stunning bay window wall that fills the space with natural light. Completing the main floor are a full bathroom and a flexible family room that could also serve as a fourth bedroom. Upstairs, you'll find three comfortable bedrooms, each with closet space, along with a second full bathroom. Meticulously cared for and rich with character, this exceptional home blends historic charm with everyday comfort.

3. 2026-05-21
   listed $139,900 Active 1352-char remark

   Show marketing remark (1352 chars)

   This timeless 1910 Dutch Colonial has been lovingly maintained by only its second owner and is ready to welcome its third. Situated on nearly a half-acre lot, the property includes a 1+ stall garage and an additional storage shed for added convenience. A charming three-season porch spans the width of the home and leads into a warm, inviting foyer highlighted by an original open wood staircase. Just beyond, you'll find a built-in storage bench and closet area on the way to the spacious eat-in kitchen. The fully equipped kitchen offers abundant cabinet and counter space, stainless steel appliances, and even a classic built-in ironing board. A generously sized main-floor laundry room provides excellent storage and functionality. The main level showcases beautiful hardwood floors throughout the living and dining rooms. The living room features elegant French doors and a cozy wood-burning fireplace, while the dining room is accented by a stunning bay window wall that fills the space with natural light. Completing the main floor are a full bathroom and a flexible family room that could also serve as a fourth bedroom. Upstairs, you'll find three comfortable bedrooms, each with closet space, along with a second full bathroom. Meticulously cared for and rich with character, this exceptional home blends historic charm with everyday comfort.

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $2,426 · $202/mo
• Expected delta: +$750/yr (+$62/mo · 44.7%)

ⓘ 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 2/10 Low 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,937
• − Mortgage interest: −$7,837
• − Property taxes: −$1,677
• − Insurance: −$700
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$4,070
• Taxable loss: −$896
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $1,625/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: Chadwick-Milledgeville CUSD 399
• NCES district ID: 1709400
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $52,460
• Composite: 39.9/100
• National rank: #7924
• State rank: #249 of 919 in IL

Livability — Chadwick

• Score: 62/100
• State rank: #825
• US rank: #16259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chadwick, IL
• Population (ZIP): 1,124

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 13,010 people
• By 2030: 12,150 · -6.6%
• By 2040: 10,462 · -19.6%
• By 2050: 9,078 · -30.2%
• By 2075: 6,704 · -48.5%
• By 2100: 5,004 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 13% Portuguese 3% Romanian 2%
• Foreign-born: 3% · Vietnam, Canada
• Languages at home: 98% English-only · Arabic 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.2% · R 64.8% · Other 2.0%
• 2008→2024 swing: -36.5pp toward R · 2008: 4.8pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+29.4 2016: R+27.1 2012: D+1.4 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.48%
• Current HPI: 161.4139
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $139,900 MRED as Distributed by MLS Grid
• 2026-05-21 Listed $139,900 NWIAR

Property tax history

-0.8%/yr

Latest (2024): $1,677 · -1.4% YoY. Source: county tax records.