909 S Mckinley St · Havana, IL 62644

$83,000

3 bd · 1.5 ba · 936 sqft · SingleFamily · 46 Days on market

Built 1976 0.26 ac lot $89/sqft · 46% above area Est $57k · 46% 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

Nice, quiet, and private lot located on the southeast edge of Havana. This ranch-style home, built in 1976, offers 936 square feet of living space with a crawlspace foundation, featuring 3 bedrooms and 1.5 bathrooms on a spacious 0.26-acre lot. The home underwent a complete remodel in 2020, including all new laminate and carpet flooring, updated kitchen cabinets and countertops, a renovated main bathroom with a new vanity, sink, flooring, medicine cabinet, toilet, and updated light fixtures throughout. Additional updates include a reworked attic fan intake, a new boiler installed in 2019 along with all three circulation pumps and the main makeup water check valve, and a new backsplash added

Key facts

• Quiet private lot
• Complete remodel
• 0.26 acre lot

Tags

• QUIET PRIVATE LOT
• CRAWLSPACE FOUNDATION
• COMPLETE REMODEL
• UPDATED KITCHEN CABINETS
• RENOVATED MAIN BATHROOM
• NEW VANITY SINK FLOORING

Property features AI

Finance

• Other: Property not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Three owned parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehabilitated in 2020
• Construction: Brick construction; Built approximately 41–50 years ago; Built before 1978
• Exterior features: Lot roughly 66 x 171; Quarter to half acre lot (approx .25-.49 acre)

Interior

• Kitchen: Eating area / table space in kitchen; Range
• Bedrooms: Master bedroom (main level) with half bath; Two additional bedrooms on the main level (each about 10 x 10)
• Bathrooms: One full bathroom; One half bathroom (connected to master)
• Heating & cooling: Baseboard heating; Radiant heating; Window air conditioning units
• Interior features: Six total rooms; Combined living room and dining area (kitchen/dining combo); Living room with fireplace
• Laundry & utility: Laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $81k (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 Jr High School (math 15% / reading 22%, grade F, #438 of 665 statewide, top 67%, 315 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 $574 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 $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; list at $83k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,510 (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 1976 — 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: 1.57% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.79%
• DSCR: 2.10
• GRM: 5.3

CMA / ARV

• ARV (median comp): $56,769
• List price: $83,000
• Delta: 46.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 S Promenade St	0.18mi	2/1.0 (-1)	905 (-3%)	2mo	$60,000	$66	78
814 S Lincoln St	0.22mi	2/2.0 (-1)	1,040 (+11%)	7mo	$54,000	$52	58
128 E Dearborn St	0.35mi	2/1.0 (-1)	840 (-10%)	8mo	$45,000	$54	52
562 S Orange St	0.55mi	3/1.0	1,008 (+8%)	12mo	$63,600	$63	49
312 W 1st St	0.52mi	2/1.0 (-1)	864 (-8%)	8mo	$38,000	$44	49
1135 S Pear St	0.65mi	2/1.0 (-1)	862 (-8%)	2mo	$15,000	$17	48
714 S Water St	0.64mi	3/1.0	1,008 (+8%)	23mo	$38,000	$38	36
529 S Schrader St	0.62mi	2/1.0 (-1)	800 (-14%)	14mo	$33,000	$41	28

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: 18.2%
• Equity multiple: 1.74×
• Total profit: $17,139
• Equity at exit: $12,376

10-year hold

• IRR: 26.6%
• Equity multiple: 3.34×
• Total profit: $54,327
• Equity at exit: $7,176

Cash invested: $23,240 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $480

Break-even live

Break-even rent $697

Max offer price $83,000

Occupancy floor 58%

Sensitivity live

Price	-10% $527	-5% $504	+0% $480	+5% $457	+10% $433
Rent	-10% $377	-5% $429	+0% $480	+5% $532	+10% $583
Rate	-1.0pp $522	-0.5pp $501	base $480	+0.5pp $459	+1.0pp $437

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $83,000 Active 46 DOM
2. 2026-06-21
   days on market $83,000 Active 45 DOM
3. 2026-06-21
   days on market $83,000 Active 44 DOM
4. 2026-06-18
   days on market $83,000 Active 42 DOM
5. 2026-06-17
   days on market $83,000 Active 41 DOM
6. 2026-06-16
   days on market $83,000 Active 40 DOM
7. 2026-06-15
   days on market $83,000 Active 39 DOM
8. 2026-06-13
   days on market $83,000 Active 37 DOM
9. 2026-06-12
   days on market $83,000 Active 36 DOM
10. 2026-06-09
    days on market $83,000 Active 33 DOM
11. 2026-06-08
    days on market $83,000 Active 32 DOM
12. 2026-06-07
    days on market $83,000 Active 31 DOM
13. 2026-06-05
    days on market $83,000 Active 29 DOM
14. 2026-06-04
    days on market $83,000 Active 27 DOM
15. 2026-06-02
    days on market $83,000 Active 26 DOM
16. 2026-06-01
    days on market $83,000 Active 25 DOM
17. 2026-05-31
    days on market $83,000 Active 24 DOM
18. 2026-05-31
    days on market $83,000 Active 23 DOM
19. 2026-05-06
    listed $83,000 Active 1475-char remark
20. 2024-11-22
    soldstatus $39,000

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$459/yr (+$38/mo · 47.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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: $15,655
• − Mortgage interest: −$4,649
• − Property taxes: −$967
• − Insurance: −$415
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,415
• Taxable income: $4,704
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $4,633/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

+112.8% since first listed

2 events — show timeline

• 2026-05-06 Listed $83,000 MRED as Distributed by MLS Grid
• 2024-11-22 Sold (Public Records) $39,000 Public Records

Property tax history

-5.0%/yr

Latest (2024): $967 · -3.8% YoY. Source: county tax records.