120 E Warren St · Moweaqua, IL 62550

$145,000

3 bd · 1.5 ba · 1,428 sqft · SingleFamily public records · 16 Days on market

Built 1910 Est $144k · at est.

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Why this score? — see what drove the D 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 +12.0/30.0
• Appreciation +8.4/10.0
• ARV discount +7.3/15.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Moweaqua- Central A&M Schools and 3 bedroom home. This is a great home with large living room, large bedrooms with 1 and 1/2 baths. This home has some bonus features like the enclosed front porch and a carport that would be good for storage or use for outdoor entertaining as a covered patio. Close to downtown and old city Route 51. This is the home you have been waiting home at a price that will not dent the budget. So many possibilities in this home. Call today and have your financing ready. See HUDhomestore.com for bidding timelines and seller addenda.

Key facts

• New flooring
• Patio area
• Cathedral ceiling

Tags

• ELECTRIC FIREPLACE
• NEW FLOORING
• CATHEDRAL CEILING
• ENCLOSED FRONT PORCH
• PATIO AREA

Property features AI

Finance

• Other: Above-grade finished area reported by assessor
• Financial info: Lease not considered; Second mortgage: no
• HOA & community: Community has park, playground, restaurant access, sidewalks, and street lights

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; 220 volts electric; Cable available; Phone available
• Home design: Single family residence; One level; House
• Construction: Vinyl siding; Architectural shingle roof; Block foundation; Built (year source: Assessor)
• Exterior features: Back yard; Asphalt road frontage on a city street

Interior

• Kitchen: Dishwasher; Microwave; Electric oven; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Breakfast bar; Eat-in kitchen; Wood window frames; Electric fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-33 ($-399/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (16.9% below list).
• Recommended offer: $120k (16.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#616 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Central A & M CUD 21 (rural): math 13% / reading 20% proficiency, ranked #477 of 620 in IL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gregory Intermediate (math 22% / reading 22%, grade F, #940 of 2,056 statewide, top 49%, 192 students, 0% FRL); Central A & M Middle School (math 8% / reading 17%, grade F, #550 of 665 statewide, top 84%, 168 students, 0% FRL); Central A & M High School (math 12% / reading 22%, grade F, #430 of 693 statewide, top 66%, 225 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 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 $11k of equity ($1k loan paydown + $10k appreciation (6.7% 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 (6.7% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $92k; list at $145k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,436 (16.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1910 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $144,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 South St	0.21mi	3/1.0	1,316 (-8%)	0mo	$137,500	$104	75
320 Elm St	0.34mi	3/1.5	1,500 (+5%)	4mo	$143,000	$95	72
317 S Plum St	0.12mi	4/3.0 (+1)	1,470 (+3%)	9mo	$45,000	$31	71
330 E Locust St	0.42mi	3/1.5	1,522 (+7%)	1mo	$162,000	$106	69
101 Oak St	0.44mi	3/1.0	1,440 (+1%)	14mo	$16,000	$11	64
317 E South St	0.19mi	3/2.0	1,296 (-9%)	17mo	$140,000	$108	60
310 Bohlen St	0.39mi	3/2.5	1,468 (+3%)	19mo	$285,000	$194	57
222 N East St	0.51mi	3/1.0	1,400 (-2%)	21mo	$90,000	$64	53
330 S East St	0.33mi	2/1.5 (-1)	1,514 (+6%)	20mo	$128,000	$85	53
429 N Shelby St	0.60mi	2/1.5 (-1)	1,269 (-11%)	6mo	$154,900	$122	43
504 Putnam St	0.61mi	3/1.0	1,235 (-14%)	10mo	$70,000	$57	39
256 Madison St	0.43mi	2/1.0 (-1)	1,280 (-10%)	21mo	$129,900	$101	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.13×
• Total profit: $46,066
• Equity at exit: $97,865

10-year hold

• IRR: 16.0%
• Equity multiple: 4.34×
• Total profit: $135,787
• Equity at exit: $183,577

Cash invested: $40,600 (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 62550

• Home prices YoY: 3.5%
• Active inventory: 19
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$164 /mo · $1,966/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-33

Break-even live

Break-even rent $1,246

Max offer price $139,131

Occupancy floor 98%

Sensitivity live

Price	-10% $49	-5% $8	+0% $-33	+5% $-74	+10% $-115
Rent	-10% $-128	-5% $-81	+0% $-33	+5% $14	+10% $62
Rate	-1.0pp $40	-0.5pp $4	base $-33	+0.5pp $-71	+1.0pp $-109

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $145,000 Active 16 DOM
2. 2026-06-19
   days on market $145,000 Active 14 DOM
3. 2026-06-18
   days on market $145,000 Active 13 DOM
4. 2026-06-17
   days on market $145,000 Active 12 DOM
5. 2026-06-16
   days on market $145,000 Active 11 DOM
6. 2026-06-15
   days on market $145,000 Active 10 DOM
7. 2026-06-14
   days on market $145,000 Active 8 DOM
8. 2026-06-13
   days on market $145,000 Active 7 DOM
9. 2026-06-10
   days on market $145,000 Active 5 DOM
10. 2026-06-09
    days on market $145,000 Active 4 DOM
11. 2026-06-08
    days on market $145,000 Active 3 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $145,000 Active 2 DOM

ⓘ 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: $1,966 · $164/mo
• Projected year-2 tax: $2,629 · $219/mo
• Expected delta: +$663/yr (+$55/mo · 33.7%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,452
• − Mortgage interest: −$8,122
• − Property taxes: −$1,966
• − Insurance: −$725
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$4,218
• Taxable loss: −$2,892
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $295/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: Central A & M CUD 21
• NCES district ID: 1709100
• Math proficiency: 13% ▼ -5.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $50,388
• Composite: 15.02/100
• National rank: #9357
• State rank: #477 of 620 in IL

Livability — Moweaqua

• Score: 65/100
• State rank: #616
• US rank: #12660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moweaqua, IL
• Population (ZIP): 3,070

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Native American 1%
• Common ancestry: Iranian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · 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: ▲ 6.72%
• Current HPI: 197.0448
• 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

+222.9% since first listed

15 events — show timeline

• 2026-06-05 Listed $145,000 MARIS as Distributed by MLS Grid
• 2023-09-19 Sold (Public Records) $92,500 Public Records
• 2022-08-24 Listing Removed — MRED as Distributed by MLS Grid
• 2022-08-24 Relisted — MRED as Distributed by MLS Grid
• 2022-08-19 Listing Removed — MRED as Distributed by MLS Grid
• 2020-04-01 Sold (Public Records) $64,000 Public Records
• 2019-06-17 Listed — MRED as Distributed by MLS Grid
• 2018-01-25 Sold (MLS) — CIBR
• 2018-01-25 Sold (MLS) — MRED as Distributed by MLS Grid
• 2017-12-18 Listed $13,000 CIBR
• 2017-12-18 Listed $13,000 MRED as Distributed by MLS Grid
• 2009-08-16 Sold (Public Records) $69,900 Public Records
• 2009-04-15 Sold (Public Records) $42,000 Public Records
• 2009-04-10 Sold (MLS) — MRED as Distributed by MLS Grid
• 2009-03-25 Listed $44,900 MRED as Distributed by MLS Grid

Property tax history

+9.7%/yr

Latest (2024): $1,966 · +85.9% YoY. Source: county tax records.