2000 1st St · Eldorado, IL 62930

$45,000

2 bd · 1.0 ba · 1,273 sqft · SingleFamily · 111 Days on market

Built 1940 0.34 ac lot $35/sqft · 23% below area Est $58k · 23% under ↓ 8% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Home is ready for you to move into...2 Large Bedrooms, 1 large Bath with washer and dryer hookup. Large yard with a 24 Ft above ground pool. Detached Garage on lot. There is also a storm Cellar. Call today to see this one.

Key facts

• 0.34 acre lot
• 2 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 27.2% vs local median 9.7% in Eldorado — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#658 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, crime D-, amenities F.
• Eldorado CUSD 4 (town): math 11% / reading 19% proficiency, ranked #526 of 620 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Saline County population projected at -16% 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1940 — 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 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: 3.15% ✓
• Cap rate: 27.22%
• Cash-on-cash: 74.74%
• DSCR: 4.33
• GRM: 2.6

CMA / ARV

• ARV (median comp): $58,128
• List price: $45,000
• Delta: -22.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1808 Roosevelt	0.09mi	3/2.0 (+1)	1,200 (-6%)	0mo	$12,500	$10	77
1300 Lincoln St	0.26mi	1/1.0 (-1)	1,216 (-4%)	0mo	$70,000	$58	75
1020 State St	0.37mi	2/1.5	1,296 (+2%)	15mo	$58,750	$45	65
2200 Pine St	0.19mi	2/2.0	1,341 (+5%)	19mo	$52,000	$39	63
1163 First	0.25mi	2/1.5	1,100 (-14%)	5mo	$29,750	$27	60
2424 Jones St	0.68mi	3/1.0 (+1)	1,296 (+2%)	12mo	$134,000	$103	51
1151 1st St	0.28mi	2/2.0	1,104 (-13%)	14mo	$42,000	$38	50
817 Bramlet St	0.58mi	2/1.5	1,220 (-4%)	20mo	$63,000	$52	47
2045 State St	0.47mi	3/2.0 (+1)	1,333 (+5%)	19mo	$105,000	$79	45
460 Old Broughton Rd	0.41mi	3/1.5 (+1)	1,417 (+11%)	18mo	$77,500	$55	40
1202 Broadway St	0.69mi	3/2.0 (+1)	1,364 (+7%)	22mo	$124,900	$92	28
900 Park St	0.65mi	3/2.0 (+1)	1,456 (+14%)	14mo	$115,000	$79	25

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: 74.6%
• Equity multiple: 4.39×
• Total profit: $42,726
• Equity at exit: $6,710

10-year hold

• IRR: 78.4%
• Equity multiple: 9.07×
• Total profit: $101,712
• Equity at exit: $3,891

Cash invested: $12,600 (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 62930

• Active inventory: 42
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $785

Break-even live

Break-even rent $424

Max offer price $45,000

Occupancy floor 40%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $45,000 Active 111 DOM
2. 2026-06-17
   days on market $45,000 Active 110 DOM
3. 2026-06-16
   days on market $45,000 Active 109 DOM
4. 2026-06-15
   days on market $45,000 Active 108 DOM
5. 2026-06-13
   days on market $45,000 Active 106 DOM
6. 2026-06-12
   pricedays on market $45,000 Active 105 DOM
7. 2026-06-09
   days on market $49,000 Active 102 DOM
8. 2026-06-08
   days on market $49,000 Active 101 DOM
9. 2026-06-07
   days on market $49,000 Active 100 DOM
10. 2026-06-07
    days on market $49,000 Active 99 DOM
11. 2026-06-04
    days on market $49,000 Active 96 DOM
12. 2026-06-02
    days on market $49,000 Active 95 DOM
13. 2026-06-01
    days on market $49,000 Active 94 DOM
14. 2026-05-31
    days on market $49,000 Active 93 DOM
15. 2026-05-31
    days on market $49,000 Active 92 DOM
16. 2026-04-24
    price $49,000 231-char remark

    Show marketing remark (231 chars)

    This Home is ready for you to move into...2 Large Bedrooms, 1 large Bath with washer and dryer hookup. Large yard with a 24 Ft above ground pool. Detached Garage on lot. There is also a storm Cellar. Call today to see this one.

17. 2026-04-02
    price $53,000 231-char remark

    Show marketing remark (231 chars)

    This Home is ready for you to move into...2 Large Bedrooms, 1 large Bath with washer and dryer hookup. Large yard with a 24 Ft above ground pool. Detached Garage on lot. There is also a storm Cellar. Call today to see this one.

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $993 · $83/mo
• Expected delta: +$28/yr (+$2/mo · 2.9%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,011
• − Mortgage interest: −$2,521
• − Property taxes: −$965
• − Insurance: −$225
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$1,309
• Taxable income: $9,270
• Est. tax owed @ 24.0%: −$2,225
• After-tax cash flow: $7,192/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: Eldorado CUSD 4
• NCES district ID: 1713660
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $36,707
• Composite: 12.47/100
• National rank: #9627
• State rank: #526 of 620 in IL

Livability — Eldorado

• Score: 65/100
• State rank: #658
• US rank: #13492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldorado, IL
• Population (ZIP): 5,763

Population outlook (Saline County) Hauer SSP2

• Today (2025): 23,915 people
• By 2030: 23,262 · -2.7%
• By 2040: 21,775 · -8.9%
• By 2050: 20,098 · -16.0%
• By 2075: 15,234 · -36.3%
• By 2100: 10,302 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea, Vietnam
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+49.0) · D 24.8% · R 73.8% · Other 1.3%
• 2008→2024 swing: -40.1pp toward R · 2008: -8.9pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.9 2016: R+50.7 2012: R+29.0 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.64%
• Current HPI: 75.0826
• 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

-7.5% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $49,000 MRED as Distributed by MLS Grid
• 2026-04-02 Price Changed $53,000 MRED as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2024): $965 · +1.3% YoY. Source: county tax records.