620 Largent St · Harrisburg, IL 62946

$55,000

2 bd · 1.0 ba · 644 sqft · SingleFamily · 46 Days on market

Built 1950 8,200 sqft lot $85/sqft · 18% above area Est $47k · 18% over ↓ 15% since listing

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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 +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS OR HANDYMAN! Welcome to 620 Largent. This cute two bedroom, one bath home with a large living room and large kitchen can be made into a nice home or rental income. Full of potential with a newer garage w/ lean to and an extra lot. Don't let this one get away! Call for your showing today!

Key facts

• Extra lot
• Newer garage
• Large living room

Tags

• LARGE LIVING ROOM
• LARGE KITCHEN
• NEWER GARAGE
• EXTRA LOT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1950; Multiple levels including main, upper, lower, basement and additional level
• Construction: Metal and shingle roof; Crawl space foundation
• Exterior features: Lean-to; Level lot; Extra lot; Paved road access

Interior

• Kitchen: Kitchen with vinyl flooring
• Bedrooms: 2 bedrooms (one on the main level, one on the main level)
• Flooring: Laminate flooring (some rooms); Vinyl flooring (kitchen)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: Ceiling fans
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 5.4% in Harrisburg — 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 72/100 on livability (#309 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F, employment F.
• Harrisburg CUSD 3 (town): math 5% / reading 25% proficiency, ranked #521 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Harrisburg Middle School (math 7% / reading 28%, grade F, #450 of 665 statewide, top 69%, 331 students, 0% FRL); Harrisburg High School (math 2% / reading 22%, grade F, #506 of 693 statewide, top 74%, 544 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 74 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1950 — 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 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?
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: 1.56% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.05%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $46,607
• List price: $55,000
• Delta: 18.01%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1523 S Mckinley St	0.04mi	1/1.0 (-1)	650 (+1%)	2mo	$70,000	$108	90
1307 S Washington St	0.23mi	2/1.0	712 (+11%)	16mo	$47,500	$67	59
1424 S Land St	0.12mi	2/1.0	720 (+12%)	22mo	$20,000	$28	57

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: 17.3%
• Equity multiple: 1.70×
• Total profit: $10,751
• Equity at exit: $8,201

10-year hold

• IRR: 25.8%
• Equity multiple: 3.25×
• Total profit: $34,698
• Equity at exit: $4,755

Cash invested: $15,400 (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 62946

• Active inventory: 74
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $309

Break-even live

Break-even rent $467

Max offer price $55,000

Occupancy floor 59%

Sensitivity live

Price	-10% $340	-5% $324	+0% $309	+5% $293	+10% $278
Rent	-10% $241	-5% $275	+0% $309	+5% $343	+10% $376
Rate	-1.0pp $336	-0.5pp $323	base $309	+0.5pp $294	+1.0pp $280

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $55,000 Active 46 DOM
2. 2026-06-18
   days on market $55,000 Active 44 DOM
3. 2026-06-17
   days on market $55,000 Active 43 DOM
4. 2026-06-16
   days on market $55,000 Active 42 DOM
5. 2026-06-15
   days on market $55,000 Active 41 DOM
6. 2026-06-13
   days on market $55,000 Active 39 DOM
7. 2026-06-12
   days on market $55,000 Active 38 DOM
8. 2026-06-09
   days on market $55,000 Active 35 DOM
9. 2026-06-08
   days on market $55,000 Active 34 DOM
10. 2026-06-07
    days on market $55,000 Active 33 DOM
11. 2026-06-07
    days on market $55,000 Active 32 DOM
12. 2026-06-04
    days on market $55,000 Active 29 DOM
13. 2026-06-02
    days on market $55,000 Active 28 DOM
14. 2026-06-01
    days on market $55,000 Active 27 DOM
15. 2026-05-31
    days on market $55,000 Active 26 DOM
16. 2026-05-31
    days on market $55,000 Active 25 DOM
17. 2026-05-04
    listed $65,000 Active 300-char remark

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: +$280/yr (+$23/mo · 40.7%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,288
• − Mortgage interest: −$3,081
• − Property taxes: −$688
• − Insurance: −$275
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$1,600
• Taxable income: $2,998
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $2,984/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: Harrisburg CUSD 3
• NCES district ID: 1718270
• Math proficiency: 5% ▼ -5.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $38,717
• Composite: 12.61/100
• National rank: #9613
• State rank: #521 of 620 in IL

Livability — Harrisburg

• Score: 72/100
• State rank: #309
• US rank: #6073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrisburg, IL
• Population (ZIP): 11,465

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 2%
• Foreign-born: 0%

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: ▼ -61.20%
• Current HPI: 102.6962
• 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

-15.4% since first listed

2 events — show timeline

• 2026-05-27 Price Changed $55,000 RMLSA as Distributed by MLS Grid
• 2026-05-04 Listed $65,000 RMLSA as Distributed by MLS Grid

Property tax history

+7.9%/yr

Latest (2024): $688 · +24.4% YoY. Source: county tax records.