309 E North St · Kansas, IL 61933

$174,000

3 bd · 2.0 ba · 2,183 sqft · SingleFamily · 53 Days on market

Built 1900 0.30 ac lot Est $129k · 35% over

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Why this score? — see what drove the F 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 +12.2/30.0
• Appreciation +6.4/10.0
• DSCR +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

This 2100 square foot home with 2 car attached garage is the one you have been looking for. This extremely well-maintained home features 3 large bedrooms and 2 full bathrooms. Stepping in from the front porch you enter a large living room that leads to a formal dining room with large windows and original pocket doors. The updated kitchen features plenty of cabinet space and another dining area good for enjoy coffee or breakfast. The main level also features a bedroom with large closets and a full bathroom with walk in tile shower. Also on the main level is a laundry room and a 4 seasons room that leads to the 2 car attached garage. Upstairs are 2 large bedrooms and a full bathroom. This hom

Key facts

• Formal dining room
• Large living room
• Updated kitchen

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• ORIGINAL POCKET DOORS
• UPDATED KITCHEN
• PLENTY OF CABINET SPACE
• 4 SEASONS ROOM

Property features AI

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Septic tank
• Home design: Single family residence; Two stories
• Construction: Vinyl siding; Shingle roof
• Exterior features: Enclosed front porch; Gravel road access; Zoned residential

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas forced air heating
• Interior features: Dryer; Dishwasher; Disposal; Gas water heater; Range; Refrigerator; Range hood; Washer; Unfinished partial basement with sump pump; 7 total rooms
• Laundry & utility: Laundry on main level; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-35 ($-424/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (26.5% below list).
• Recommended offer: $128k (26.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,015 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Kansas CUSD 3 (rural): math 10% / reading 20% proficiency, ranked #784 of 919 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 6 units permitted in Edgar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.7% local appreciation)).
• Edgar County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $174k implies a 1060% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,881 (26.5% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $128,797
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 E North St	0.00mi	3/2.0	2,183 (0%)	1mo	$170,000	$78	99
502 E Jefferson St	0.20mi	4/1.0 (+1)	2,145 (-2%)	19mo	$52,500	$24	63
509 E Jefferson St	0.25mi	3/1.0	1,937 (-11%)	4mo	$115,000	$59	62

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

Projected returns pro-forma

2.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.33×
• Total profit: $16,082
• Equity at exit: $75,524

10-year hold

• IRR: 8.9%
• Equity multiple: 2.30×
• Total profit: $63,533
• Equity at exit: $114,323

Cash invested: $48,720 (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 61933

• Home prices YoY: 2.8%
• Active inventory: 4
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-35

Break-even live

Break-even rent $1,324

Max offer price $167,759

Occupancy floor 98%

Sensitivity live

Price	-10% $63	-5% $14	+0% $-35	+5% $-85	+10% $-134
Rent	-10% $-136	-5% $-86	+0% $-35	+5% $15	+10% $66
Rate	-1.0pp $52	-0.5pp $9	base $-35	+0.5pp $-80	+1.0pp $-126

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-04-02
   historical Active Under Contract
3. 2026-03-28
   listed $174,000 Active
4. 1992-01-05
   soldstatus $15,000

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $2,339 · $195/mo
• Expected delta: +$1,611/yr (+$134/mo · 221.5%)

ⓘ 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 · 19 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: $15,346
• − Mortgage interest: −$9,747
• − Property taxes: −$727
• − Insurance: −$870
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$5,062
• Taxable loss: −$3,515
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $420/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: Kansas CUSD 3
• NCES district ID: 1720790
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $42,414
• Composite: 16.47/100
• National rank: #14248
• State rank: #784 of 919 in IL

Livability — Kansas

• Score: 60/100
• State rank: #1015
• US rank: #19461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kansas, IL
• Population (ZIP): 1,227

Population outlook (Edgar County) Hauer SSP2

• Today (2025): 15,960 people
• By 2030: 14,978 · -6.2%
• By 2040: 12,990 · -18.6%
• By 2050: 11,087 · -30.5%
• By 2075: 7,338 · -54.0%
• By 2100: 4,526 · -71.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Black 1% Two or more races 1%
• Common ancestry: Lithuanian 6% Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Edgar

• 2024 margin: Solid R (+52.4) · D 23.0% · R 75.3% · Other 1.7%
• 2008→2024 swing: -44.4pp toward R · 2008: -7.9pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+52.5 2016: R+49.5 2012: R+32.8 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.72%
• Current HPI: 101.504
• 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

+1060.0% since first listed

4 events — show timeline

• 2026-05-20 Pending — CIBR
• 2026-04-02 Contingent — CIBR
• 2026-03-28 Listed $174,000 CIBR
• 1992-01-05 Sold (Public Records) $15,000 Public Records

Property tax history

-2.4%/yr

Latest (2024): $727 · -1.8% YoY. Source: county tax records.