801 Main Street St · Crescent City, IL 60928

$100,000

4 bd · 1.0 ba · 1,700 sqft · SingleFamily · 77 Days on market

Good condition 0.28 ac lot $59/sqft · 45% below area Est $182k · 45% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Appreciation +5.9/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

MOTIVATED SELLER!! Single family home with many updates just needs your final touches!!! New electric 2024 -New plumbing 2024 -New HVAC 2024 New gas water heater 2024 new floors and fresh paint throughout! 3 to 4 Bedrooms; 1 on main floor, 3 upstairs, Large eat-in kitchen plus spacious formal dining room! Enclosed heated/cooled porch, Laundry/ mudroom, 2.5 detached garage with full loft attic. Call or text agent for more details!!

Key facts

• New plumbing
• Large eat-in kitchen
• New gas water heater

Tags

• NEW ELECTRIC
• NEW PLUMBING
• NEW HVAC
• NEW GAS WATER HEATER
• LARGE EAT-IN KITCHEN
• SPACIOUS FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#822 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities F.
• Crescent Iroquois CUSD 249 (rural): math 30% / reading 50% proficiency, ranked #305 of 919 in IL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 14 units permitted in Iroquois County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (1.9% local appreciation)).
• Iroquois County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($94k) 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.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.28% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.16%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

• ARV (median comp): $181,613
• List price: $100,000
• Delta: -44.94%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Countryside Ln N	0.51mi	4/3.0	1,676 (-1%)	9mo	$270,000	$161	58
206 S Grant St	0.30mi	3/2.5 (-1)	1,636 (-4%)	18mo	$189,900	$116	54
202 N Grant St	0.30mi	3/1.5 (-1)	1,456 (-14%)	8mo	$120,000	$82	48
101 Wall St	0.56mi	3/1.5 (-1)	1,760 (+4%)	22mo	$125,000	$71	43

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

Projected returns pro-forma

1.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.13×
• Total profit: $31,777
• Equity at exit: $38,860

10-year hold

• IRR: 23.3%
• Equity multiple: 4.03×
• Total profit: $84,839
• Equity at exit: $55,515

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 60928

• Home prices YoY: 1.5%
• Active inventory: 6
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $400

Break-even live

Break-even rent $775

Max offer price $100,000

Occupancy floor 64%

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 19 events

1. 2026-06-18
   days on market $100,000 Active 77 DOM
2. 2026-06-17
   days on market $100,000 Active 76 DOM
3. 2026-06-16
   days on market $100,000 Active 75 DOM
4. 2026-06-15
   days on market $100,000 Active 74 DOM
5. 2026-06-13
   days on market $100,000 Active 72 DOM
6. 2026-06-12
   days on market $100,000 Active 71 DOM
7. 2026-06-09
   days on market $100,000 Active 68 DOM
8. 2026-06-08
   days on market $100,000 Active 67 DOM
9. 2026-06-07
   days on market $100,000 Active 66 DOM
10. 2026-06-05
    days on market $100,000 Active 64 DOM
11. 2026-06-04
    days on market $100,000 Active 62 DOM
12. 2026-06-02
    days on market $100,000 Active 61 DOM
13. 2026-06-01
    days on market $100,000 Active 60 DOM
14. 2026-05-31
    days on market $100,000 Active 59 DOM
15. 2026-05-31
    days on market $100,000 Active 58 DOM
16. 2026-04-02
    listed $100,000 Active 438-char remark

    Show marketing remark (438 chars)

    MOTIVATED SELLER!! Single family home with many updates just needs your final touches!!! New electric 2024 -New plumbing 2024 -New HVAC 2024 New gas water heater 2024 new floors and fresh paint throughout! 3 to 4 Bedrooms; 1 on main floor, 3 upstairs, Large eat-in kitchen plus spacious formal dining room! Enclosed heated/cooled porch, Laundry/ mudroom, 2.5 detached garage with full loft attic. Call or text agent for more details!!

17. 2026-03-20
    historical
18. 2025-12-23
    price
19. 2025-11-20
    listed 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: $556 · $46/mo
• Projected year-2 tax: $1,413 · $118/mo
• Expected delta: +$857/yr (+$71/mo · 154.2%)

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

Taxation est. · year 1

• Rental income: $15,383
• − Mortgage interest: −$5,602
• − Property taxes: −$556
• − Insurance: −$500
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$2,909
• Taxable income: $3,356
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $3,999/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab

This single-family home has been updated with new HVAC, electric, plumbing, and gas water heater, and new flooring. It is in good condition with some cosmetic updates needed in the kitchen and bathroom.

Repairs flagged

• Minor kitchen cabinets — dated and in need of updating
• Minor bathroom fixtures — dated and in need of updating

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen can significantly increase both resale and rental value
• Both bathroom renovation — updating the bathroom can also boost both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Minor	$500–3,000
bathroom fixtures · dated and in need of updating	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen can significantly increase both resale and rental value ↑
• Both bathroom renovation — updating the bathroom can also boost both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Crescent Iroquois CUSD 249
• NCES district ID: 1700323
• Math proficiency: 30% ▲ 10.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $54,136
• Composite: 37.28/100
• National rank: #8963
• State rank: #305 of 919 in IL

Livability — Crescent City

• Score: 62/100
• State rank: #822
• US rank: #16204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crescent City, IL
• Population (ZIP): 509

Population outlook (Iroquois County) Hauer SSP2

• Today (2025): 26,826 people
• By 2030: 25,771 · -3.9%
• By 2040: 23,589 · -12.1%
• By 2050: 21,523 · -19.8%
• By 2075: 17,998 · -32.9%
• By 2100: 14,979 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 6% Romanian 3% Iranian 2%
• Foreign-born: 0%

Political lean MEDSL · Iroquois

• 2024 margin: Solid R (+57.3) · D 20.6% · R 78.0% · Other 1.4%
• 2008→2024 swing: -27.5pp toward R · 2008: -29.8pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+56.7 2016: R+56.0 2012: R+44.7 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.89%
• Current HPI: 128.1668
• 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

4 events — show timeline

• 2026-04-02 Listed $100,000 MRED as Distributed by MLS Grid
• 2026-03-20 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-23 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-20 Listed — MRED as Distributed by MLS Grid

Property tax history

+9.1%/yr

Latest (2024): $556 · +9.1% YoY. Source: county tax records.