2141 E 790 North Rd · Shelbyville, IL 62565

$74,900

1 bd · 1.0 ba · 704 sqft · SingleFamily · 27 Days on market

Built 2016 5,954 sqft lot

---

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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You might be interested! This 1 bedroom, 1 bath home is located in the small rural community of Clarksburg. It is on a double lot with views of the countryside. The great room and kitchen are spacious with stove, refrigerator and dishwasher. The 1 bedroom has a large closet and the bathroom is adjoining. A utility area (washer and dry staying) with lots of storage is central in the home. The home is sitting on a concrete slab with tie downs and is sitting on a block foundation w/foam insulation. Covered front porch for relaxing and sunsets. Vinyl storage shed 12x17 with floor. You should take a look!

Key facts

• Double closet space
• Large garage
• Garden oasis

Tags

• SPACIOUS LOT
• LARGE GARAGE
• GARDEN OASIS
• EAT-IN KITCHEN
• DOUBLE CLOSET SPACE
• CONVENIENTLY LOCATED LAUNDRY

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Manufactured single-family residence; One story
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Front porch; Shed(s); Gravel road access

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Range hood
• Bedrooms: Total of 4 rooms (includes living areas and bedrooms)
• Bathrooms: 1 full bathroom
• Interior features: Dishwasher; Electric water heater; Oven; Range; Refrigerator; Range hood; Crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($806 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.0% in Shelbyville — 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 70/100 on livability (#355 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Shelbyville CUSD 4 (town): math 25% / reading 41% proficiency, ranked #225 of 620 in IL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 41 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Shelby County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago 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 $48k; list at $75k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.08% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-1,642
• Equity at exit: $11,168

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $12,040
• Equity at exit: $6,476

Cash invested: $20,972 (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 62565

• Home prices YoY: -11.6%
• Active inventory: 53
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $806 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $165

Break-even live

Break-even rent $597

Max offer price $74,900

Occupancy floor 75%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-13
   status Pending
2. 2026-04-22
   historical Active Under Contract
3. 2026-04-16
   listed $74,900 Active
4. 2026-03-27
   status Active
5. 2026-03-26
   historical Active Under Contract
6. 2025-11-20
   price $74,900
7. 2025-11-04
   listed $81,900 Active
8. 2021-09-02
   soldstatus $48,500 608-char remark

   Show marketing remark (608 chars)

   You might be interested! This 1 bedroom, 1 bath home is located in the small rural community of Clarksburg. It is on a double lot with views of the countryside. The great room and kitchen are spacious with stove, refrigerator and dishwasher. The 1 bedroom has a large closet and the bathroom is adjoining. A utility area (washer and dry staying) with lots of storage is central in the home. The home is sitting on a concrete slab with tie downs and is sitting on a block foundation w/foam insulation. Covered front porch for relaxing and sunsets. Vinyl storage shed 12x17 with floor. You should take a look!

9. 2021-09-02
   soldstatus $48,500

   Show marketing remark (608 chars)

   You might be interested! This 1 bedroom, 1 bath home is located in the small rural community of Clarksburg. It is on a double lot with views of the countryside. The great room and kitchen are spacious with stove, refrigerator and dishwasher. The 1 bedroom has a large closet and the bathroom is adjoining. A utility area (washer and dry staying) with lots of storage is central in the home. The home is sitting on a concrete slab with tie downs and is sitting on a block foundation w/foam insulation. Covered front porch for relaxing and sunsets. Vinyl storage shed 12x17 with floor. You should take a look!

10. 2021-09-02
    soldstatus $48,500

    Show marketing remark (608 chars)

    You might be interested! This 1 bedroom, 1 bath home is located in the small rural community of Clarksburg. It is on a double lot with views of the countryside. The great room and kitchen are spacious with stove, refrigerator and dishwasher. The 1 bedroom has a large closet and the bathroom is adjoining. A utility area (washer and dry staying) with lots of storage is central in the home. The home is sitting on a concrete slab with tie downs and is sitting on a block foundation w/foam insulation. Covered front porch for relaxing and sunsets. Vinyl storage shed 12x17 with floor. You should take a look!

11. 2021-09-02
    soldstatus $48,500

    Show marketing remark (608 chars)

    You might be interested! This 1 bedroom, 1 bath home is located in the small rural community of Clarksburg. It is on a double lot with views of the countryside. The great room and kitchen are spacious with stove, refrigerator and dishwasher. The 1 bedroom has a large closet and the bathroom is adjoining. A utility area (washer and dry staying) with lots of storage is central in the home. The home is sitting on a concrete slab with tie downs and is sitting on a block foundation w/foam insulation. Covered front porch for relaxing and sunsets. Vinyl storage shed 12x17 with floor. You should take a look!

12. 2020-04-17
    listed $49,900 608-char remark

    Show marketing remark (608 chars)

    You might be interested! This 1 bedroom, 1 bath home is located in the small rural community of Clarksburg. It is on a double lot with views of the countryside. The great room and kitchen are spacious with stove, refrigerator and dishwasher. The 1 bedroom has a large closet and the bathroom is adjoining. A utility area (washer and dry staying) with lots of storage is central in the home. The home is sitting on a concrete slab with tie downs and is sitting on a block foundation w/foam insulation. Covered front porch for relaxing and sunsets. Vinyl storage shed 12x17 with floor. You should take a look!

13. 2020-04-17
    listed $49,900

    Show marketing remark (608 chars)

    You might be interested! This 1 bedroom, 1 bath home is located in the small rural community of Clarksburg. It is on a double lot with views of the countryside. The great room and kitchen are spacious with stove, refrigerator and dishwasher. The 1 bedroom has a large closet and the bathroom is adjoining. A utility area (washer and dry staying) with lots of storage is central in the home. The home is sitting on a concrete slab with tie downs and is sitting on a block foundation w/foam insulation. Covered front porch for relaxing and sunsets. Vinyl storage shed 12x17 with floor. You should take a look!

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$565/yr (+$47/mo · 98.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $9,670
• − Mortgage interest: −$4,196
• − Property taxes: −$571
• − Insurance: −$374
• − Repairs & maintenance: −$774
• − Management: −$774
• − Depreciation: −$2,179
• Taxable income: $803
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $1,788/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: Shelbyville CUSD 4
• NCES district ID: 1736090
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 41% ▼ -12.00%
• Median HH income: $44,461
• Composite: 28.1/100
• National rank: #6827
• State rank: #225 of 620 in IL

Livability — Shelbyville

• Score: 70/100
• State rank: #355
• US rank: #7321

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

• City population: 7,422
• Population (ZIP): 7,422

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% Spanish 1%

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: ▼ -23.35%
• Current HPI: 178.3002
• 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

+50.1% since first listed

13 events — show timeline

• 2026-05-13 Pending — CIBR
• 2026-04-22 Contingent — CIBR
• 2026-04-16 Listed $74,900 CIBR
• 2026-03-27 Relisted — CIBR
• 2026-03-26 Contingent — CIBR
• 2025-11-20 Price Changed $74,900 CIBR
• 2025-11-04 Listed $81,900 CIBR
• 2021-09-02 Sold (Public Records) $48,500 Public Records
• 2021-09-02 Sold (Public Records) $48,500 Public Records
• 2021-09-02 Sold (MLS) $48,500 CIBR
• 2021-09-02 Sold (MLS) $48,500 MRED as Distributed by MLS Grid
• 2020-04-17 Listed $49,900 CIBR
• 2020-04-17 Listed $49,900 MRED as Distributed by MLS Grid

Property tax history

-5.7%/yr

Latest (2024): $571 · +10.6% YoY. Source: county tax records.