1464 900 East Rd · Tower Hill, IL 62571

$89,900

5 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 57 Days on market

Built 1915 1.11 ac lot

---

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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Country property with gorgeous views in all directions. Spacious home with lots of potential for a family looking to remodel according to their own tastes. Furnace, central air, and breaker box all replaced in recent years. 2 outdoor hydrants. Fenced area for horses and a 20 x 20 dog pen. 30 x 38 shed.

Key facts

• 1.11 acre lot
• Built 1915
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,062 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Pana CUSD 8 (town): math 20% / reading 29% proficiency, ranked #360 of 620 in IL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 41 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $376 of equity ($622 loan paydown + $-246 appreciation (-0.3% local appreciation)).
• Shelby County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.53×
• Total profit: $13,235
• Equity at exit: $24,882

10-year hold

• IRR: 16.3%
• Equity multiple: 2.75×
• Total profit: $44,025
• Equity at exit: $28,951

Cash invested: $25,172 (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 62571

• Home prices YoY: -0.3%
• Active inventory: 8
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$131 /mo · $1,569/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $267

Break-even live

Break-even rent $810

Max offer price $89,900

Occupancy floor 72%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $89,900 Active 57 DOM
2. 2026-06-18
   days on market $89,900 Active 56 DOM
3. 2026-06-17
   days on market $89,900 Active 55 DOM
4. 2026-06-16
   days on market $89,900 Active 54 DOM
5. 2026-06-15
   days on market $89,900 Active 53 DOM
6. 2026-06-14
   days on market $89,900 Active 51 DOM
7. 2026-06-13
   days on market $89,900 Active 50 DOM
8. 2026-06-10
   days on market $89,900 Active 48 DOM
9. 2026-06-09
   days on market $89,900 Active 47 DOM
10. 2026-06-08
    days on market $89,900 Active 46 DOM
11. 2026-06-07
    days on market $89,900 Active 45 DOM
12. 2026-06-05
    days on market $89,900 Active 42 DOM
13. 2026-06-03
    days on market $89,900 Active 41 DOM
14. 2026-06-02
    days on market $89,900 Active 40 DOM
15. 2026-06-01
    days on market $89,900 Active 39 DOM
16. 2026-05-31
    days on market $89,900 Active 38 DOM
17. 2026-05-30
    days on market $89,900 Active 37 DOM
18. 2026-05-08
    status Active 303-char remark

    Show marketing remark (303 chars)

    Country property with gorgeous views in all directions. Spacious home with lots of potential for a family looking to remodel according to their own tastes. Furnace, central air, and breaker box all replaced in recent years. 2 outdoor hydrants. Fenced area for horses and a 20 x 20 dog pen. 30 x 38 shed.

19. 2026-04-30
    status Pending 303-char remark

    Show marketing remark (303 chars)

    Country property with gorgeous views in all directions. Spacious home with lots of potential for a family looking to remodel according to their own tastes. Furnace, central air, and breaker box all replaced in recent years. 2 outdoor hydrants. Fenced area for horses and a 20 x 20 dog pen. 30 x 38 shed.

20. 2026-04-16
    listed $89,900 Active 303-char remark

    Show marketing remark (303 chars)

    Country property with gorgeous views in all directions. Spacious home with lots of potential for a family looking to remodel according to their own tastes. Furnace, central air, and breaker box all replaced in recent years. 2 outdoor hydrants. Fenced area for horses and a 20 x 20 dog pen. 30 x 38 shed.

21. 2016-02-29
    soldstatus $70,000
22. 2004-08-12
    soldstatus $58,500

ⓘ 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: $1,569 · $131/mo
• Projected year-2 tax: $1,805 · $150/mo
• Expected delta: +$236/yr (+$20/mo · 15.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,768
• − Mortgage interest: −$5,036
• − Property taxes: −$1,569
• − Insurance: −$450
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,615
• Taxable income: $1,895
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $2,745/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: Pana CUSD 8
• NCES district ID: 1730630
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $42,385
• Composite: 20.88/100
• National rank: #8493
• State rank: #360 of 620 in IL

Livability — Tower Hill

• Score: 59/100
• State rank: #1062
• US rank: #20285

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

• City population: 1,325
• Population (ZIP): 1,325

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 20,512 people
• By 2030: 19,675 · -4.1%
• By 2040: 17,851 · -13.0%
• By 2050: 15,973 · -22.1%
• By 2075: 11,799 · -42.5%
• By 2100: 8,030 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 5% Italian 2% Serbian 2%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.5% · Other 1.4%
• 2008→2024 swing: -40.5pp toward R · 2008: -19.8pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.2 2016: R+54.3 2012: R+33.7 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.27%
• Current HPI: 94.6721
• 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

+53.7% since first listed

5 events — show timeline

• 2026-05-08 Relisted — CIBR
• 2026-04-30 Pending — CIBR
• 2026-04-16 Listed $89,900 CIBR
• 2016-02-29 Sold (Public Records) $70,000 Public Records
• 2004-08-12 Sold (Public Records) $58,500 Public Records

Property tax history

+8.0%/yr

Latest (2024): $1,569 · +10.3% YoY. Source: county tax records.