225 N Van Buren St · Blandinsville, IL 61420

$92,500

3 bd · 1.0 ba · 810 sqft · SingleFamily public records · 99 Days on market

Built 1945 8,382 sqft lot $114/sqft · 117% above area Est $63k · 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 +23.1/30.0
• DSCR +7.4/10.0
• Appreciation +5.9/10.0
• 1% rule +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This beautiful home offers 3 bedrooms, hardwood floors and a large shaded lot. The shed and carport are included.

Key facts

• Shed
• Carport
• Large shaded lot

Tags

• HARDWOOD FLOORS
• LARGE SHADED LOT
• SHED
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $92k).
• Recommended offer: $84k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#916 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, crime D-.
• West Prairie CUSD 103 (rural): math 20% / reading 23% proficiency, ranked #408 of 620 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($640 loan paydown + $2k appreciation (1.9% local appreciation)).
• At projected returns (1.9% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,175 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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 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?
6. 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?
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: 1.05% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (median comp): $63,260
• List price: $92,500
• Delta: 46.22%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

1.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.63×
• Total profit: $16,324
• Equity at exit: $35,879

10-year hold

• IRR: 14.7%
• Equity multiple: 2.94×
• Total profit: $50,317
• Equity at exit: $51,205

Cash invested: $25,900 (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 61420

• Home prices YoY: 1.5%
• Active inventory: 6
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $166

Break-even live

Break-even rent $764

Max offer price $92,500

Occupancy floor 78%

Sensitivity live

Price	-10% $218	-5% $192	+0% $166	+5% $140	+10% $113
Rent	-10% $89	-5% $127	+0% $166	+5% $204	+10% $243
Rate	-1.0pp $212	-0.5pp $189	base $166	+0.5pp $142	+1.0pp $117

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $92,500 Under Contract 99 DOM
2. 2026-06-18
   days on market $92,500 Under Contract 98 DOM
3. 2026-06-17
   days on market $92,500 Under Contract 97 DOM
4. 2026-06-16
   days on market $92,500 Under Contract 96 DOM
5. 2026-06-15
   days on market $92,500 Under Contract 95 DOM
6. 2026-06-14
   days on market $92,500 Under Contract 93 DOM
7. 2026-06-12
   statusdays on market $92,500 Under Contract 92 DOM
8. 2026-06-09
   days on market $92,500 Active 89 DOM
9. 2026-06-08
   days on market $92,500 Active 88 DOM
10. 2026-06-07
    days on market $92,500 Active 87 DOM
11. 2026-06-05
    days on market $92,500 Active 85 DOM
12. 2026-06-04
    days on market $92,500 Active 83 DOM
13. 2026-06-02
    days on market $92,500 Active 82 DOM
14. 2026-06-01
    days on market $92,500 Active 81 DOM
15. 2026-05-31
    days on market $92,500 Active 80 DOM
16. 2026-05-31
    days on market $92,500 Active 79 DOM
17. 2026-03-12
    listed $92,500 Active 114-char remark

    Show marketing remark (114 chars)

    This beautiful home offers 3 bedrooms, hardwood floors and a large shaded lot. The shed and carport are included.

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $1,532 · $128/mo
• Expected delta: +$568/yr (+$47/mo · 59.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,691
• − Mortgage interest: −$5,181
• − Property taxes: −$963
• − Insurance: −$462
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,691
• Taxable income: $522
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $1,864/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: West Prairie CUSD 103
• NCES district ID: 1700314
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $44,721
• Composite: 18.65/100
• National rank: #8890
• State rank: #408 of 620 in IL

Livability — Blandinsville

• Score: 61/100
• State rank: #916
• US rank: #17770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blandinsville, IL
• City population: 1,034
• Population (ZIP): 1,034

Population outlook (McDonough County) Hauer SSP2

• Today (2025): 33,242 people
• By 2030: 33,318 · +0.2%
• By 2040: 33,520 · +0.8%
• By 2050: 33,630 · +1.2%
• By 2075: 33,657 · +1.2%
• By 2100: 33,127 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Asian 1%
• Common ancestry: Italian 7% Iranian 2% Slovak 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · McDonough

• 2024 margin: R (+18.9) · D 39.7% · R 58.5% · Other 1.8%
• 2008→2024 swing: -24.4pp toward R · 2008: 5.6pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+16.6 2016: R+11.7 2012: R+1.5 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.88%
• Current HPI: 128.4296
• 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

1 event — show timeline

• 2026-03-12 Listed $92,500 RMLSA as Distributed by MLS Grid

Property tax history

-2.7%/yr

Latest (2024): $963 · +9.0% YoY. Source: county tax records.