1425 S Oak St · Harrisburg, IL 62946

$110,000

2 bd · 1.0 ba · 1,168 sqft · Other · 28 Days on market

Built 1940 10,018 sqft lot $94/sqft · 40% above area Est $79k · 40% over

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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 +22.8/30.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh paint, fresh floors, ready for a fresh new owner! Located on a spacious 50X200 lot, this charming 2-bedroom, 1-bathroom home offers more than expected. Step inside to discover a renovated interior, boasting new carpeting that invites you to sink your toes into soft comfort. The walls have been freshly painted to match throughout the home for great flow from one room to the next. The heart of the home is the inviting living area with gas fireplace, where you can unwind and relax after a long day or gather with loved ones. Adjacent is the updated kitchen with new flooring, freshly painted cabinet, new sink and countertop, a pantry, and wall mounted shelving for both funtion and decoration. The two cozy bedrooms provide ample space for rest and relaxation, each offering a peaceful retreat to recharge and rejuvenate. Whether used as sleeping quarters or a home office these versatile spaces cater to your every need. Outside, the expansive lot offers endless possibilities for outdoor enjoyment and entertainment. Whether you dream of a lush garden, or a playground for children and pets, this generous yard provides the perfect canvas to bring your vision to life. Don't miss out on the opportunity to make this home your own. Schedule a showing today and experience this delightful property today!

Key facts

• Front porch
• Bonus room
• Gas fireplace

Tags

• BONUS ROOM
• GAS FIREPLACE
• FRONT PORCH
• 50X200 LOT
• KITCHEN REFRESHED
• HVAC SYSTEM

Property features AI

Exterior

• Parking: Gravel parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1940
• Construction: No basement indicated
• Exterior features: Corner lot; Shingle roof

Interior

• Kitchen: Kitchen with vinyl flooring
• Bedrooms: Two bedrooms (both on the main level; each has carpet and egress window)
• Flooring: Carpet in bedrooms and living room; Vinyl in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Gas log fireplace (1 total); Washer, Dryer, Refrigerator included
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (3.3% below list).
• Recommended offer: $106k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 5.4% in Harrisburg — 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 72/100 on livability (#309 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F, employment F.
• Harrisburg CUSD 3 (town): math 5% / reading 25% proficiency, ranked #521 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Side Primary School (424 students, 0% FRL); Harrisburg Middle School (math 7% / reading 28%, grade F, #450 of 665 statewide, top 69%, 331 students, 0% FRL); Harrisburg High School (math 2% / reading 22%, grade F, #506 of 693 statewide, top 74%, 544 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 76 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Saline County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $74k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,357 (3.3% 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. 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?
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: 0.97% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (median comp): $78,572
• List price: $110,000
• Delta: 40.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,683
• Equity at exit: $16,401

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $10,541
• Equity at exit: $9,511

Cash invested: $30,800 (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 62946

• Active inventory: 76
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$26 /mo · $313/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $191

Break-even live

Break-even rent $821

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $254	-5% $223	+0% $191	+5% $160	+10% $129
Rent	-10% $107	-5% $149	+0% $191	+5% $233	+10% $275
Rate	-1.0pp $247	-0.5pp $219	base $191	+0.5pp $163	+1.0pp $134

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-31
   status $110,000 Pending 28 DOM
2. 2026-05-31
   days on market $110,000 Under Contract 28 DOM
3. 2026-05-12
   historical Under Contract 616-char remark
4. 2026-05-02
   listed $110,000 Active 616-char remark
5. 2024-07-22
   soldstatus $74,000
6. 2024-07-11
   soldstatus $74,000 Closed 1314-char remark

   Show marketing remark (1314 chars)

   Fresh paint, fresh floors, ready for a fresh new owner! Located on a spacious 50X200 lot, this charming 2-bedroom, 1-bathroom home offers more than expected. Step inside to discover a renovated interior, boasting new carpeting that invites you to sink your toes into soft comfort. The walls have been freshly painted to match throughout the home for great flow from one room to the next. The heart of the home is the inviting living area with gas fireplace, where you can unwind and relax after a long day or gather with loved ones. Adjacent is the updated kitchen with new flooring, freshly painted cabinet, new sink and countertop, a pantry, and wall mounted shelving for both funtion and decoration. The two cozy bedrooms provide ample space for rest and relaxation, each offering a peaceful retreat to recharge and rejuvenate. Whether used as sleeping quarters or a home office these versatile spaces cater to your every need. Outside, the expansive lot offers endless possibilities for outdoor enjoyment and entertainment. Whether you dream of a lush garden, or a playground for children and pets, this generous yard provides the perfect canvas to bring your vision to life. Don't miss out on the opportunity to make this home your own. Schedule a showing today and experience this delightful property today!

7. 2024-07-11
   soldstatus $74,000 1314-char remark

   Show marketing remark (1314 chars)

   Fresh paint, fresh floors, ready for a fresh new owner! Located on a spacious 50X200 lot, this charming 2-bedroom, 1-bathroom home offers more than expected. Step inside to discover a renovated interior, boasting new carpeting that invites you to sink your toes into soft comfort. The walls have been freshly painted to match throughout the home for great flow from one room to the next. The heart of the home is the inviting living area with gas fireplace, where you can unwind and relax after a long day or gather with loved ones. Adjacent is the updated kitchen with new flooring, freshly painted cabinet, new sink and countertop, a pantry, and wall mounted shelving for both funtion and decoration. The two cozy bedrooms provide ample space for rest and relaxation, each offering a peaceful retreat to recharge and rejuvenate. Whether used as sleeping quarters or a home office these versatile spaces cater to your every need. Outside, the expansive lot offers endless possibilities for outdoor enjoyment and entertainment. Whether you dream of a lush garden, or a playground for children and pets, this generous yard provides the perfect canvas to bring your vision to life. Don't miss out on the opportunity to make this home your own. Schedule a showing today and experience this delightful property today!

8. 2024-05-24
   historical Under Contract 1314-char remark

   Show marketing remark (1314 chars)

   Fresh paint, fresh floors, ready for a fresh new owner! Located on a spacious 50X200 lot, this charming 2-bedroom, 1-bathroom home offers more than expected. Step inside to discover a renovated interior, boasting new carpeting that invites you to sink your toes into soft comfort. The walls have been freshly painted to match throughout the home for great flow from one room to the next. The heart of the home is the inviting living area with gas fireplace, where you can unwind and relax after a long day or gather with loved ones. Adjacent is the updated kitchen with new flooring, freshly painted cabinet, new sink and countertop, a pantry, and wall mounted shelving for both funtion and decoration. The two cozy bedrooms provide ample space for rest and relaxation, each offering a peaceful retreat to recharge and rejuvenate. Whether used as sleeping quarters or a home office these versatile spaces cater to your every need. Outside, the expansive lot offers endless possibilities for outdoor enjoyment and entertainment. Whether you dream of a lush garden, or a playground for children and pets, this generous yard provides the perfect canvas to bring your vision to life. Don't miss out on the opportunity to make this home your own. Schedule a showing today and experience this delightful property today!

9. 2024-05-01
   price $79,900 1314-char remark

   Show marketing remark (1314 chars)

   Fresh paint, fresh floors, ready for a fresh new owner! Located on a spacious 50X200 lot, this charming 2-bedroom, 1-bathroom home offers more than expected. Step inside to discover a renovated interior, boasting new carpeting that invites you to sink your toes into soft comfort. The walls have been freshly painted to match throughout the home for great flow from one room to the next. The heart of the home is the inviting living area with gas fireplace, where you can unwind and relax after a long day or gather with loved ones. Adjacent is the updated kitchen with new flooring, freshly painted cabinet, new sink and countertop, a pantry, and wall mounted shelving for both funtion and decoration. The two cozy bedrooms provide ample space for rest and relaxation, each offering a peaceful retreat to recharge and rejuvenate. Whether used as sleeping quarters or a home office these versatile spaces cater to your every need. Outside, the expansive lot offers endless possibilities for outdoor enjoyment and entertainment. Whether you dream of a lush garden, or a playground for children and pets, this generous yard provides the perfect canvas to bring your vision to life. Don't miss out on the opportunity to make this home your own. Schedule a showing today and experience this delightful property today!

10. 2024-03-26
    price $87,000 1314-char remark

    Show marketing remark (1314 chars)

    Fresh paint, fresh floors, ready for a fresh new owner! Located on a spacious 50X200 lot, this charming 2-bedroom, 1-bathroom home offers more than expected. Step inside to discover a renovated interior, boasting new carpeting that invites you to sink your toes into soft comfort. The walls have been freshly painted to match throughout the home for great flow from one room to the next. The heart of the home is the inviting living area with gas fireplace, where you can unwind and relax after a long day or gather with loved ones. Adjacent is the updated kitchen with new flooring, freshly painted cabinet, new sink and countertop, a pantry, and wall mounted shelving for both funtion and decoration. The two cozy bedrooms provide ample space for rest and relaxation, each offering a peaceful retreat to recharge and rejuvenate. Whether used as sleeping quarters or a home office these versatile spaces cater to your every need. Outside, the expansive lot offers endless possibilities for outdoor enjoyment and entertainment. Whether you dream of a lush garden, or a playground for children and pets, this generous yard provides the perfect canvas to bring your vision to life. Don't miss out on the opportunity to make this home your own. Schedule a showing today and experience this delightful property today!

11. 2024-03-12
    listed $92,000 Active 1314-char remark

    Show marketing remark (1314 chars)

    Fresh paint, fresh floors, ready for a fresh new owner! Located on a spacious 50X200 lot, this charming 2-bedroom, 1-bathroom home offers more than expected. Step inside to discover a renovated interior, boasting new carpeting that invites you to sink your toes into soft comfort. The walls have been freshly painted to match throughout the home for great flow from one room to the next. The heart of the home is the inviting living area with gas fireplace, where you can unwind and relax after a long day or gather with loved ones. Adjacent is the updated kitchen with new flooring, freshly painted cabinet, new sink and countertop, a pantry, and wall mounted shelving for both funtion and decoration. The two cozy bedrooms provide ample space for rest and relaxation, each offering a peaceful retreat to recharge and rejuvenate. Whether used as sleeping quarters or a home office these versatile spaces cater to your every need. Outside, the expansive lot offers endless possibilities for outdoor enjoyment and entertainment. Whether you dream of a lush garden, or a playground for children and pets, this generous yard provides the perfect canvas to bring your vision to life. Don't miss out on the opportunity to make this home your own. Schedule a showing today and experience this delightful property today!

12. 2024-03-12
    listed $79,900 1314-char remark

    Show marketing remark (1314 chars)

    Fresh paint, fresh floors, ready for a fresh new owner! Located on a spacious 50X200 lot, this charming 2-bedroom, 1-bathroom home offers more than expected. Step inside to discover a renovated interior, boasting new carpeting that invites you to sink your toes into soft comfort. The walls have been freshly painted to match throughout the home for great flow from one room to the next. The heart of the home is the inviting living area with gas fireplace, where you can unwind and relax after a long day or gather with loved ones. Adjacent is the updated kitchen with new flooring, freshly painted cabinet, new sink and countertop, a pantry, and wall mounted shelving for both funtion and decoration. The two cozy bedrooms provide ample space for rest and relaxation, each offering a peaceful retreat to recharge and rejuvenate. Whether used as sleeping quarters or a home office these versatile spaces cater to your every need. Outside, the expansive lot offers endless possibilities for outdoor enjoyment and entertainment. Whether you dream of a lush garden, or a playground for children and pets, this generous yard provides the perfect canvas to bring your vision to life. Don't miss out on the opportunity to make this home your own. Schedule a showing today and experience this delightful property today!

ⓘ 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: $313 · $26/mo
• Projected year-2 tax: $1,405 · $117/mo
• Expected delta: +$1,092/yr (+$91/mo · 349.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,763
• − Mortgage interest: −$6,162
• − Property taxes: −$313
• − Insurance: −$550
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$3,200
• Taxable income: $496
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $2,178/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: Harrisburg CUSD 3
• NCES district ID: 1718270
• Math proficiency: 5% ▼ -5.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $38,717
• Composite: 12.61/100
• National rank: #9613
• State rank: #521 of 620 in IL

Livability — Harrisburg

• Score: 72/100
• State rank: #309
• US rank: #6073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrisburg, IL
• Population (ZIP): 11,465

Population outlook (Saline County) Hauer SSP2

• Today (2025): 23,915 people
• By 2030: 23,262 · -2.7%
• By 2040: 21,775 · -8.9%
• By 2050: 20,098 · -16.0%
• By 2075: 15,234 · -36.3%
• By 2100: 10,302 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 2%
• Foreign-born: 0%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+49.0) · D 24.8% · R 73.8% · Other 1.3%
• 2008→2024 swing: -40.1pp toward R · 2008: -8.9pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.9 2016: R+50.7 2012: R+29.0 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.20%
• Current HPI: 102.6962
• 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

+37.7% since first listed

11 events — show timeline

• 2026-05-31 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-12 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-02 Listed $110,000 RMLSA as Distributed by MLS Grid
• 2024-07-22 Sold (Public Records) $74,000 Public Records
• 2024-07-11 Sold (MLS) $74,000 RMLSA as Distributed by MLS Grid
• 2024-07-11 Sold (MLS) $74,000 MRED as Distributed by MLS Grid
• 2024-05-24 Contingent — RMLSA as Distributed by MLS Grid
• 2024-05-01 Price Changed $79,900 RMLSA as Distributed by MLS Grid
• 2024-03-26 Price Changed $87,000 RMLSA as Distributed by MLS Grid
• 2024-03-12 Listed $92,000 RMLSA as Distributed by MLS Grid
• 2024-03-12 Listed $79,900 MRED as Distributed by MLS Grid

Property tax history

-9.4%/yr

Latest (2024): $313 · +6.9% YoY. Source: county tax records.