200 E George St · Odell, IL 60460

$89,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 1 Days on market

Built 1955 0.31 ac lot Est $98k · 8% 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 +26.5/30.0
• ARV discount +11.1/15.0
• DSCR +9.1/10.0
• 1% rule +7.8/10.0
• Appreciation +6.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Key facts

• 0.31 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 62/100 on livability (#868 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime D+, employment D.
• Pontiac Twp Hsd 90 (town): math 25% / reading 25% proficiency, ranked #611 of 919 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pontiac High School (math 27% / reading 27%, grade F, #218 of 693 statewide, top 35%, 693 students, 0% FRL).
• Market conditions: 7 active listings in the ZIP; 35 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.4% local appreciation)).
• Livingston County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1955 — 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 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: 1.28% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.51
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $97,608
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 E Elk St	0.32mi	3/1.0	1,227 (+4%)	9mo	$99,000	$81	70
307 E Scott St	0.12mi	2/1.0 (-1)	1,024 (-13%)	0mo	$85,490	$83	68
417 E Vermillion St	0.33mi	3/1.0	1,260 (+7%)	12mo	$101,000	$80	63
104 N Wabash St	0.33mi	3/1.0	1,227 (+4%)	22mo	$152,000	$124	60
307 W Elk St	0.41mi	2/1.0 (-1)	1,030 (-12%)	6mo	$140,000	$136	50

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

Projected returns pro-forma

3.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.11×
• Total profit: $28,018
• Equity at exit: $42,523

10-year hold

• IRR: 20.1%
• Equity multiple: 4.03×
• Total profit: $76,159
• Equity at exit: $67,214

Cash invested: $25,172 (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 60460

• Home prices YoY: 1.6%
• Active inventory: 7
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $238

Break-even live

Break-even rent $847

Max offer price $89,900

Occupancy floor 74%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-20
   status Pending

ⓘ 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: $1,921 · $160/mo
• Projected year-2 tax: $1,981 · $165/mo
• Expected delta: +$60/yr (+$5/mo · 3.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 17 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: $13,779
• − Mortgage interest: −$5,036
• − Property taxes: −$1,921
• − Insurance: −$450
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,615
• Taxable income: $1,553
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $2,485/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: Pontiac Twp Hsd 90
• NCES district ID: 1732220
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $47,682
• Composite: 24.88/100
• National rank: #12999
• State rank: #611 of 919 in IL

Livability — Odell

• Score: 62/100
• State rank: #868
• US rank: #16932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Odell, IL
• Population (ZIP): 1,310

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 32,749 people
• By 2030: 30,848 · -5.8%
• By 2040: 27,357 · -16.5%
• By 2050: 24,048 · -26.6%
• By 2075: 17,574 · -46.3%
• By 2100: 12,096 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 4% Iranian 2% Subsaharan African 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 2% Spanish 2% Other Indo-European 2%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+46.3) · D 26.1% · R 72.4% · Other 1.6%
• 2008→2024 swing: -27.1pp toward R · 2008: -19.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+44.2 2016: R+41.0 2012: R+31.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.41%
• Current HPI: 220.7548
• 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

Property tax history

+0.5%/yr

Latest (2024): $1,921 · +10.2% YoY. Source: county tax records.