208 County Rd N · Hardin, IL 62047

$69,000

11 bd · 12.0 ba · 4,700 sqft · SingleFamily · 78 Days on market

Built 1929 Poor condition 0.37 ac lot ↓ 5% 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 +6.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Got space? This place does! There are two parcels included, with plenty of parking in the back. From the front you have open entry to living to dining space that leads to the kitchen and owners bath and back bedroom. From the center hallway floorplan there are three main floor bedrooms and three full baths. Upstairs you'll find eight additional bedrooms with adjoining baths, linen closet storage and kitchenette space at the exit of the upper level leading to stairway. Property was lived in in 2025 , currently this is an unfinished project and will need some finish work and your vision. Suitable for residential, commercial and mixed use zoning. Detached 28 x 24 garage included. Seller to make no repairs. Cash or traditional conventional loan only.

Key facts

• Open entry
• Two parcels
• Plenty of parking

Tags

• TWO PARCELS
• PLENTY OF PARKING
• OPEN ENTRY
• LIVING TO DINING SPACE
• OWNERS BATH
• BACK BEDROOM

What this means for you Summary

Snapshot

• This is a 11-bed/12.0-bath single-family listed at $69k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,190 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D, crime D, amenities F.
• Calhoun CUSD 40 (rural): math 24% / reading 26% proficiency, ranked #320 of 620 in IL (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 11 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($477 loan paydown + $2k appreciation (2.3% local appreciation)).
• Calhoun County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.03% ✓
• Cap rate: 17.20%
• Cash-on-cash: 38.95%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.5%
• Equity multiple: 3.38×
• Total profit: $45,913
• Equity at exit: $28,511

10-year hold

• IRR: 44.0%
• Equity multiple: 6.72×
• Total profit: $110,526
• Equity at exit: $42,076

Cash invested: $19,320 (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 62047

• Home prices YoY: 2.2%
• Active inventory: 7
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $627

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 50%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-06
   status Pending 757-char remark

   Show marketing remark (757 chars)

   Got space? This place does! There are two parcels included, with plenty of parking in the back. From the front you have open entry to living to dining space that leads to the kitchen and owners bath and back bedroom. From the center hallway floorplan there are three main floor bedrooms and three full baths. Upstairs you'll find eight additional bedrooms with adjoining baths, linen closet storage and kitchenette space at the exit of the upper level leading to stairway. Property was lived in in 2025 , currently this is an unfinished project and will need some finish work and your vision. Suitable for residential, commercial and mixed use zoning. Detached 28 x 24 garage included. Seller to make no repairs. Cash or traditional conventional loan only.

2. 2026-04-02
   price $69,000 757-char remark

   Show marketing remark (757 chars)

   Got space? This place does! There are two parcels included, with plenty of parking in the back. From the front you have open entry to living to dining space that leads to the kitchen and owners bath and back bedroom. From the center hallway floorplan there are three main floor bedrooms and three full baths. Upstairs you'll find eight additional bedrooms with adjoining baths, linen closet storage and kitchenette space at the exit of the upper level leading to stairway. Property was lived in in 2025 , currently this is an unfinished project and will need some finish work and your vision. Suitable for residential, commercial and mixed use zoning. Detached 28 x 24 garage included. Seller to make no repairs. Cash or traditional conventional loan only.

3. 2026-02-17
   listed $72,500 Active 757-char remark

   Show marketing remark (757 chars)

   Got space? This place does! There are two parcels included, with plenty of parking in the back. From the front you have open entry to living to dining space that leads to the kitchen and owners bath and back bedroom. From the center hallway floorplan there are three main floor bedrooms and three full baths. Upstairs you'll find eight additional bedrooms with adjoining baths, linen closet storage and kitchenette space at the exit of the upper level leading to stairway. Property was lived in in 2025 , currently this is an unfinished project and will need some finish work and your vision. Suitable for residential, commercial and mixed use zoning. Detached 28 x 24 garage included. Seller to make no repairs. Cash or traditional conventional loan only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,769
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$2,007
• Taxable income: $6,834
• Est. tax owed @ 24.0%: −$1,640
• After-tax cash flow: $5,886/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation, including kitchen and bathroom updates, exterior painting, and structural repairs. Significant value can be added through these improvements.

Repairs flagged

• Major Exposed plumbing and electrical — Safety hazard
• Major Exposed subfloor — Structural integrity risk
• Major Paint peeling — Aesthetic and safety concerns

Value-add opportunities

• Both Kitchen renovation — Modern kitchen increases both resale and rental value
• Both Bathroom renovation — Modern bathroom increases both resale and rental value
• Both Exterior painting and siding repair — Enhances curb appeal and property value
• Both Flooring replacement — Modern flooring improves both resale and rental value
• Both Interior painting and drywall repair — Modern interior enhances both resale and rental value
• Both Plumbing and electrical repairs — Safety and functionality improvements increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing and electrical · Safety hazard	Major	$15,000–50,000
Exposed subfloor · Structural integrity risk	Major	$15,000–50,000
Paint peeling · Aesthetic and safety concerns	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Kitchen renovation — Modern kitchen increases both resale and rental value ↑
• Both Bathroom renovation — Modern bathroom increases both resale and rental value ↑
• Both Exterior painting and siding repair — Enhances curb appeal and property value ↑
• Both Flooring replacement — Modern flooring improves both resale and rental value ↑
• Both Interior painting and drywall repair — Modern interior enhances both resale and rental value ↑
• Both Plumbing and electrical repairs — Safety and functionality improvements increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Calhoun CUSD 40
• NCES district ID: 1718180
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 26% ▼ -15.00%
• Median HH income: $49,447
• Composite: 22.01/100
• National rank: #8205
• State rank: #320 of 620 in IL

Livability — Hardin

• Score: 56/100
• State rank: #1190
• US rank: #22480

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hardin, IL
• Population (ZIP): 1,833

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 4,426 people
• By 2030: 4,129 · -6.7%
• By 2040: 3,519 · -20.5%
• By 2050: 2,925 · -33.9%
• By 2075: 1,864 · -57.9%
• By 2100: 1,144 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 3% Iranian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+55.9) · D 20.9% · R 76.8% · Other 2.3%
• 2008→2024 swing: -63.4pp toward R · 2008: 7.5pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+49.4 2016: R+38.3 2012: R+14.0 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.34%
• Current HPI: 109.8367
• 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

-4.8% since first listed

3 events — show timeline

• 2026-05-06 Pending — MARIS as Distributed by MLS Grid
• 2026-04-02 Price Changed $69,000 MARIS as Distributed by MLS Grid
• 2026-02-17 Listed $72,500 MARIS as Distributed by MLS Grid