118 Mauck Ln · Tilton, IL 61832

$70,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily · 26 Days on market

Built 1940 1.00 ac lot Est $62k · 12% over ↓ 18% since listing

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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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +8.1/10.0
• Rent growth +4.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Oakwood School District! Take a look at this home with 2-bedrooms, 1 bath, 2-car garage and 1 acre of land, located in Danville on Mauch Ln. This home has been loved by the same owner since 1962. Although it could use some esthetic updating, it has had many important updates in the last several years. Insulation was blown into the attic, electrical box updated and a vapor barrier was put in the crawlspace area of the basement. Water Heater is 3 years old, and sump pump was replaced in 2025. The HVAC system was updated in 2015. This is a solid home and being sold as-is. For more information on this home and to schedule your own private viewing contact your favorite Realtor!

Key facts

• Sump pump replaced
• Electrical updated
• 1 acre of land

Tags

• 1 ACRE OF LAND
• INSULATION BLOWN INTO ATTIC
• ELECTRICAL UPDATED
• VAPOR BARRIER IN CRAWLSPACE
• WATER HEATER 3 YEARS OLD
• SUMP PUMP REPLACED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($914 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#702 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment D+, crime D, schools F.
• Oakwood CUSD 76 (rural): math 12% / reading 19% proficiency, ranked #495 of 620 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.9%/yr); 14 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.31% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.38%
• DSCR: 1.55
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $62,304
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Mauck Ln	0.00mi	2/1.0	1,056 (0%)	1mo	$62,000	$59	99

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 · 6.89% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.27×
• Total profit: $5,288
• Equity at exit: $10,437

10-year hold

• IRR: 19.3%
• Equity multiple: 2.93×
• Total profit: $37,866
• Equity at exit: $6,052

Cash invested: $19,600 (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 61832

• Home prices YoY: -19.8%
• Rents YoY: 6.9%
• Active inventory: 14
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $914 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $202

Break-even live

Break-even rent $658

Max offer price $70,000

Occupancy floor 73%

Sensitivity live

Price	-10% $242	-5% $222	+0% $202	+5% $182	+10% $163
Rent	-10% $130	-5% $166	+0% $202	+5% $238	+10% $274
Rate	-1.0pp $237	-0.5pp $220	base $202	+0.5pp $184	+1.0pp $166

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Olive St Danville, IL	2.0	1.5	1050	$950	$0.90	3d	1	1.13mi

Listing history 5 events

1. 2026-04-25
   status Pending
2. 2026-04-07
   status Active
3. 2026-03-12
   status Pending
4. 2026-03-10
   price $70,000
5. 2026-03-03
   listed $85,000 Active

ⓘ 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: $1,488 · $124/mo
• Projected year-2 tax: $1,538 · $128/mo
• Expected delta: +$51/yr (+$4/mo · 3.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 18 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: $10,973
• − Mortgage interest: −$3,921
• − Property taxes: −$1,488
• − Insurance: −$350
• − Repairs & maintenance: −$878
• − Management: −$878
• − Depreciation: −$2,036
• Taxable income: $1,422
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $2,085/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: Oakwood CUSD 76
• NCES district ID: 1710800
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 19% ▼ -9.00%
• Median HH income: $49,722
• Composite: 14.13/100
• National rank: #9456
• State rank: #495 of 620 in IL

Livability — Tilton

• Score: 64/100
• State rank: #702
• US rank: #14326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Vermilion County · 32,450 people
• City population: 1,730
• Metro: Danville, IL
• Population (ZIP): 32,450
• Household income: $47,332
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 1149.0

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 29% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Romanian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.99%
• Current HPI: 154.2616
• Rent YoY: ▲ 6.89%
• Metro: Danville, IL
• 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

-17.6% since first listed

5 events — show timeline

• 2026-04-25 Pending — CIBR
• 2026-04-07 Relisted — CIBR
• 2026-03-12 Pending — CIBR
• 2026-03-10 Price Changed $70,000 CIBR
• 2026-03-03 Listed $85,000 CIBR

Property tax history

+78.3%/yr

Latest (2020): $1,488 · +217.9% YoY. Source: county tax records.