21904 US Hwy 24 Hwy · Liverpool, IL 61542

$55,000

4 bd · 2.4 ba · 1,896 sqft · Other · 226 Days on market

Built 1900 ↓ 20% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Duplex or multi family living quarters style of duplex needs work. Property has flat land area with potential for storage units but subject to Fulton County zoning approval. Property being sold as is. Location is 30 minutes to Peoria, IL, 15 minutes to Canton, IL, or 15 minutes to Lewistown, IL.

Key facts

• 15 minutes to canton
• Flat land area
• 30 minutes to peoria

Tags

• FLAT LAND AREA
• POTENTIAL FOR STORAGE UNITS
• 30 MINUTES TO PEORIA
• 15 MINUTES TO CANTON
• 15 MINUTES TO LEWISTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/2.4-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,148 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Lewistown CUSD 97 (rural): math 11% / reading 14% proficiency, ranked #546 of 620 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP; 14 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Fulton County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $14k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 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 1900 — 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. 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?
7. 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.
8. 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.
9. 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: 2.30% ✓
• Cap rate: 19.83%
• Cash-on-cash: 48.35%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.2%
• Equity multiple: 3.14×
• Total profit: $33,026
• Equity at exit: $10,758

10-year hold

• IRR: 51.9%
• Equity multiple: 6.32×
• Total profit: $81,867
• Equity at exit: $9,266

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 61542

• Home prices YoY: -1.3%
• Active inventory: 22
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $620

Break-even live

Break-even rent $482

Max offer price $55,000

Occupancy floor 46%

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 33 events

1. 2026-06-18
   days on market $55,000 Active 226 DOM
2. 2026-06-17
   days on market $55,000 Active 225 DOM
3. 2026-06-16
   days on market $55,000 Active 224 DOM
4. 2026-06-15
   days on market $55,000 Active 223 DOM
5. 2026-06-13
   days on market $55,000 Active 221 DOM
6. 2026-06-12
   days on market $55,000 Active 220 DOM
7. 2026-06-09
   days on market $55,000 Active 217 DOM
8. 2026-06-08
   days on market $55,000 Active 216 DOM
9. 2026-06-07
   days on market $55,000 Active 215 DOM
10. 2026-06-07
    days on market $55,000 Active 214 DOM
11. 2026-06-04
    days on market $55,000 Active 211 DOM
12. 2026-06-02
    days on market $55,000 Active 210 DOM
13. 2026-06-01
    days on market $55,000 Active 209 DOM
14. 2026-05-31
    days on market $55,000 Active 208 DOM
15. 2026-05-31
    days on market $55,000 Active 207 DOM
16. 2025-12-11
    price $55,000 300-char remark

    Show marketing remark (300 chars)

    Duplex or multi family living quarters style of duplex needs work. Property has flat land area with potential for storage units but subject to Fulton County zoning approval. Property being sold as is. Location is 30 minutes to Peoria, IL, 15 minutes to Canton, IL, or 15 minutes to Lewistown, IL.

17. 2025-11-13
    price $59,000 300-char remark

    Show marketing remark (300 chars)

    Duplex or multi family living quarters style of duplex needs work. Property has flat land area with potential for storage units but subject to Fulton County zoning approval. Property being sold as is. Location is 30 minutes to Peoria, IL, 15 minutes to Canton, IL, or 15 minutes to Lewistown, IL.

18. 2025-11-04
    listed $69,000 Active 300-char remark

    Show marketing remark (300 chars)

    Duplex or multi family living quarters style of duplex needs work. Property has flat land area with potential for storage units but subject to Fulton County zoning approval. Property being sold as is. Location is 30 minutes to Peoria, IL, 15 minutes to Canton, IL, or 15 minutes to Lewistown, IL.

19. 2023-09-20
    historical
20. 2023-07-15
    price
21. 2023-06-26
    price
22. 2023-04-10
    price
23. 2023-03-17
    price
24. 2023-03-05
    price
25. 2023-02-20
    price
26. 2023-01-21
    price
27. 2023-01-12
    price
28. 2022-12-22
    price
29. 2022-11-27
    price
30. 2022-11-06
    price
31. 2022-11-01
    price
32. 2022-10-25
    listed Active
33. 2021-08-06
    historical

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$208/yr (+$17/mo · 25.0%)

ⓘ 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 ≥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: $15,207
• − Mortgage interest: −$3,081
• − Property taxes: −$832
• − Insurance: −$275
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$1,600
• Taxable income: $6,986
• Est. tax owed @ 24.0%: −$1,677
• After-tax cash flow: $5,769/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: Lewistown CUSD 97
• NCES district ID: 1700153
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 14% ▼ -8.00%
• Median HH income: $45,704
• Composite: 11.28/100
• National rank: #9719
• State rank: #546 of 620 in IL

Livability — Liverpool

• Score: 57/100
• State rank: #1148
• US rank: #21645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,306

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 33,356 people
• By 2030: 32,144 · -3.6%
• By 2040: 29,518 · -11.5%
• By 2050: 26,775 · -19.7%
• By 2075: 19,972 · -40.1%
• By 2100: 13,580 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Asian 2% Two or more races 2%
• Common ancestry: Lithuanian 3% Portuguese 2% Iranian 2%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Chinese 1%

Political lean MEDSL · Fulton

• 2024 margin: Strong R (+23.8) · D 37.1% · R 60.9% · Other 2.0%
• 2008→2024 swing: -45.2pp toward R · 2008: 21.3pp · 2024: -23.8pp
• All cycles: 2024: R+23.8 2020: R+20.1 2016: R+15.1 2012: D+11.1 2008: D+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.97%
• Current HPI: 146.1702
• 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

-20.3% since first listed

18 events — show timeline

• 2025-12-11 Price Changed $55,000 RMLSA as Distributed by MLS Grid
• 2025-11-13 Price Changed $59,000 RMLSA as Distributed by MLS Grid
• 2025-11-04 Listed $69,000 RMLSA as Distributed by MLS Grid
• 2023-09-20 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-07-15 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-06-26 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-04-10 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-03-17 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-03-05 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-02-20 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-01-21 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-01-12 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-12-22 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-11-27 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-11-06 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-11-01 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-10-25 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

-4.7%/yr

Latest (2024): $832 · +2.5% YoY. Source: county tax records.