307 S Maple St · Lewistown, IL 61542

$79,000

4 bd · 1.5 ba · 1,776 sqft · Other · 68 Days on market

6,600 sqft lot $44/sqft · 5% below area Est $83k · 5% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• Appreciation +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

4 bedroom 1 1/2 bath 2 story home in Lewistown with wood burning stove. All appliances stay (not warranted). There are some hardwood floors, a newer furnace and roof. Small garage with carport on front and cement drive.

Key facts

• Small garage
• Newer furnace
• Newer roof

Tags

• WOOD BURNING STOVE
• HARDWOOD FLOORS
• NEWER FURNACE
• NEWER ROOF
• SMALL GARAGE
• CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#756 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 12.27%
• Cash-on-cash: 21.36%
• DSCR: 1.95
• GRM: 5.3

CMA / ARV

• ARV (median comp): $83,296
• List price: $79,000
• Delta: -5.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.6%
• Equity multiple: 1.71×
• Total profit: $15,770
• Equity at exit: $15,452

10-year hold

• IRR: 23.7%
• Equity multiple: 3.23×
• Total profit: $49,268
• Equity at exit: $13,309

Cash invested: $22,120 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $394

Break-even live

Break-even rent $732

Max offer price $79,000

Occupancy floor 63%

Sensitivity live

Price	-10% $439	-5% $416	+0% $394	+5% $371	+10% $349
Rent	-10% $297	-5% $345	+0% $394	+5% $442	+10% $491
Rate	-1.0pp $434	-0.5pp $414	base $394	+0.5pp $373	+1.0pp $352

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $79,000 Active 68 DOM
2. 2026-06-18
   days on market $79,000 Active 66 DOM
3. 2026-06-17
   days on market $79,000 Active 65 DOM
4. 2026-06-16
   days on market $79,000 Active 64 DOM
5. 2026-06-15
   days on market $79,000 Active 63 DOM
6. 2026-06-13
   days on market $79,000 Active 61 DOM
7. 2026-06-12
   pricedays on market $79,000 Active 60 DOM
8. 2026-06-09
   days on market $84,000 Active 57 DOM
9. 2026-06-08
   days on market $84,000 Active 56 DOM
10. 2026-06-07
    days on market $84,000 Active 55 DOM
11. 2026-06-07
    days on market $84,000 Active 54 DOM
12. 2026-06-04
    days on market $84,000 Active 51 DOM
13. 2026-06-02
    days on market $84,000 Active 50 DOM
14. 2026-06-01
    days on market $84,000 Active 49 DOM
15. 2026-05-31
    days on market $84,000 Active 48 DOM
16. 2026-05-31
    days on market $84,000 Active 47 DOM
17. 2026-04-13
    listed $84,000 Active 220-char remark

    Show marketing remark (220 chars)

    4 bedroom 1 1/2 bath 2 story home in Lewistown with wood burning stove. All appliances stay (not warranted). There are some hardwood floors, a newer furnace and roof. Small garage with carport on front and cement drive.

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $1,684 · $140/mo
• Expected delta: +$109/yr (+$9/mo · 6.9%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,769
• − Mortgage interest: −$4,425
• − Property taxes: −$1,575
• − Insurance: −$395
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,298
• Taxable income: $3,712
• Est. tax owed @ 24.0%: −$891
• After-tax cash flow: $3,835/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 — Lewistown

• Score: 63/100
• State rank: #756
• US rank: #15307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewistown, IL
• 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

1 event — show timeline

• 2026-04-13 Listed $84,000 RMLSA as Distributed by MLS Grid

Property tax history

+11.2%/yr

Latest (2024): $1,575 · -6.3% YoY. Source: county tax records.