216 W Chippewa St · Dwight, IL 60420

$100,000

3 bd · 1.0 ba · 1,609 sqft · SingleFamily public records · 2 Days on market

Built 1900 0.26 ac lot ↓ 15% 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
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring this home back to its former glory—there’s so much potential waiting to be unlocked. The main floor features a spacious living room, formal dining area, and a functional kitchen layout ready for your updates, bonus room with laundry. Upstairs, you’ll find three bedrooms and a full bath, offering a solid foundation for comfortable living. Key improvements are already in place, including a newer furnace, water heater, and roof—giving you a head start on renovations. The property also includes a full basement and a two-car garage, adding valuable storage and workspace. A great opportunity for investors or buyers looking to build equity with vision and effort.

Key facts

• Newer furnace
• Water heater
• Formal dining area

Tags

• SPACIOUS LIVING ROOM
• FORMAL DINING AREA
• FUNCTIONAL KITCHEN LAYOUT
• BONUS ROOM WITH LAUNDRY
• NEWER FURNACE
• WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 72/100 on livability (#304 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Dwight Twp Hsd 230 (town): math 40% / reading 40% proficiency, ranked #301 of 919 in IL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dwight High School (math 24% / reading 15%, grade F, #379 of 693 statewide, top 57%, 215 students, 0% FRL).
• Zoned-school proficiency averages 20% at this address vs 40% district-wide (-20 pts) — the specific schools serving this property underperform the Dwight Twp Hsd 230 average; the district grade overstates school quality for this exact location.
• Market conditions: 29 active listings in the ZIP; 35 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at -27% 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.57% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.26%
• DSCR: 1.72
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $225,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 W Mazon Ave	0.10mi	3/2.0	1,528 (-5%)	10mo	$240,000	$157	74
119 W Taylor St	0.46mi	3/2.0	1,600 (-1%)	1mo	$280,000	$175	73
306 S Washington St	0.12mi	3/2.0	1,710 (+6%)	9mo	$221,000	$129	72
320 S Old Route 66	0.31mi	2/1.5 (-1)	1,574 (-2%)	9mo	$173,000	$110	67
222 W South St	0.11mi	3/2.0	1,370 (-15%)	3mo	$190,000	$139	64
113 W Delaware St	0.17mi	4/2.0 (+1)	1,759 (+9%)	7mo	$110,000	$63	62
206 W Seminole St	0.22mi	3/2.0	1,809 (+12%)	6mo	$252,500	$140	60
502 S Union St	0.74mi	3/2.0	1,706 (+6%)	2mo	$275,000	$161	50
123 E North St	0.50mi	3/2.0	1,806 (+12%)	5mo	$225,000	$125	48
312 Wilmac St	0.72mi	3/2.0	1,537 (-4%)	9mo	$250,000	$163	47
303 Taylor St	0.44mi	3/2.0	1,784 (+11%)	14mo	$275,000	$154	46
308 E Delaware St	0.57mi	3/2.0	1,427 (-11%)	7mo	$170,000	$119	45

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $8,082
• Equity at exit: $14,910

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $38,665
• Equity at exit: $8,646

Cash invested: $28,000 (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 60420

• Home prices YoY: -21.5%
• Active inventory: 29
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$295 /mo · $3,540/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $379

Break-even live

Break-even rent $1,090

Max offer price $100,000

Occupancy floor 71%

Sensitivity live

Price	-10% $436	-5% $408	+0% $379	+5% $351	+10% $323
Rent	-10% $255	-5% $317	+0% $379	+5% $441	+10% $503
Rate	-1.0pp $430	-0.5pp $405	base $379	+0.5pp $353	+1.0pp $327

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $100,000 Active 2 DOM
2. 2026-06-18
   remarks 670-char remark
3. 2026-06-18
   pricestatuslisting id $100,000 Active 1 DOM
4. 2026-04-24
   status Pending 694-char remark

   Show marketing remark (694 chars)

   Bring this home back to its former glory—there’s so much potential waiting to be unlocked. The main floor features a spacious living room, formal dining area, and a functional kitchen layout ready for your updates, bonus room with laundry. Upstairs, you’ll find three bedrooms and a full bath, offering a solid foundation for comfortable living. Key improvements are already in place, including a newer furnace, water heater, and roof—giving you a head start on renovations. The property also includes a full basement and a two-car garage, adding valuable storage and workspace. A great opportunity for investors or buyers looking to build equity with vision and effort.

5. 2026-04-24
   status Pending

   Show marketing remark (694 chars)

   Bring this home back to its former glory—there’s so much potential waiting to be unlocked. The main floor features a spacious living room, formal dining area, and a functional kitchen layout ready for your updates, bonus room with laundry. Upstairs, you’ll find three bedrooms and a full bath, offering a solid foundation for comfortable living. Key improvements are already in place, including a newer furnace, water heater, and roof—giving you a head start on renovations. The property also includes a full basement and a two-car garage, adding valuable storage and workspace. A great opportunity for investors or buyers looking to build equity with vision and effort.

6. 2026-04-23
   listed $79,900 Active 694-char remark

   Show marketing remark (694 chars)

   Bring this home back to its former glory—there’s so much potential waiting to be unlocked. The main floor features a spacious living room, formal dining area, and a functional kitchen layout ready for your updates, bonus room with laundry. Upstairs, you’ll find three bedrooms and a full bath, offering a solid foundation for comfortable living. Key improvements are already in place, including a newer furnace, water heater, and roof—giving you a head start on renovations. The property also includes a full basement and a two-car garage, adding valuable storage and workspace. A great opportunity for investors or buyers looking to build equity with vision and effort.

7. 2026-04-23
   listed $79,900 Active

   Show marketing remark (694 chars)

   Bring this home back to its former glory—there’s so much potential waiting to be unlocked. The main floor features a spacious living room, formal dining area, and a functional kitchen layout ready for your updates, bonus room with laundry. Upstairs, you’ll find three bedrooms and a full bath, offering a solid foundation for comfortable living. Key improvements are already in place, including a newer furnace, water heater, and roof—giving you a head start on renovations. The property also includes a full basement and a two-car garage, adding valuable storage and workspace. A great opportunity for investors or buyers looking to build equity with vision and effort.

8. 2015-01-23
   status Pending
9. 2015-01-13
   price
10. 2015-01-08
    price
11. 2014-12-04
    listed New
12. 2014-12-04
    historical
13. 2014-11-07
    price
14. 2014-10-02
    price
15. 2014-08-29
    listed New
16. 1995-12-14
    soldstatus $93,500

ⓘ 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: $3,540 · $295/mo
• Projected year-2 tax: $3,540 · $295/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $18,841
• − Mortgage interest: −$5,602
• − Property taxes: −$3,540
• − Insurance: −$500
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$2,909
• Taxable income: $3,276
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $3,765/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: Dwight Twp Hsd 230
• NCES district ID: 1712870
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $55,820
• Composite: 37.48/100
• National rank: #8890
• State rank: #301 of 919 in IL

Livability — Dwight

• Score: 72/100
• State rank: #304
• US rank: #5967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dwight, IL
• City population: 4,672
• Population (ZIP): 4,672

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 32,749 people
• By 2030: 30,848 · -5.8%
• By 2040: 27,357 · -16.5%
• By 2050: 24,048 · -26.6%
• By 2075: 17,574 · -46.3%
• By 2100: 12,096 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 6% Slovak 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+46.3) · D 26.1% · R 72.4% · Other 1.6%
• 2008→2024 swing: -27.1pp toward R · 2008: -19.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+44.2 2016: R+41.0 2012: R+31.5 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.34%
• Current HPI: 209.621
• 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

-14.5% since first listed

13 events — show timeline

• 2026-04-24 Pending — NWIAR
• 2026-04-24 Pending — MRED as Distributed by MLS Grid
• 2026-04-23 Listed $79,900 NWIAR
• 2026-04-23 Listed $79,900 MRED as Distributed by MLS Grid
• 2015-01-23 Pending — MRED as Distributed by MLS Grid
• 2015-01-13 Price Changed — MRED as Distributed by MLS Grid
• 2015-01-08 Price Changed — MRED as Distributed by MLS Grid
• 2014-12-04 Listed — MRED as Distributed by MLS Grid
• 2014-12-04 Listing Removed — MRED as Distributed by MLS Grid
• 2014-11-07 Price Changed — MRED as Distributed by MLS Grid
• 2014-10-02 Price Changed — MRED as Distributed by MLS Grid
• 2014-08-29 Listed — MRED as Distributed by MLS Grid
• 1995-12-14 Sold (Public Records) $93,500 Public Records

Property tax history

+3.0%/yr

Latest (2024): $3,540 · +13.8% YoY. Source: county tax records.