849 N Broadway St · Havana, IL 62644

$29,900

3 bd · 1.0 ba · 1,400 sqft · Other · 276 Days on market

Built 1955 $21/sqft · 63% below area ↓ 11% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid 3-bedroom ranch home in Havana, IL, with a nice yard located near the park and the scenic Illinois River. Value priced well below market, this property presents an excellent opportunity for investors seeking rental income or long-term profit. Exterior viewing only—no interior showings or photos available. The home is vacant and being sold as-is, cash sale only, with no contingencies accepted. Located at 849 N Broadway St, Havana, IL. A current RPR report may be provided upon request. Buyer or Buyer's agent to verify MLS info.

Key facts

• Ranch home
• Near the park
• Nice yard

Tags

• RANCH HOME
• NICE YARD
• NEAR THE PARK
• SCENIC ILLINOIS RIVER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#989 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Havana CUSD 126 (town): math 17% / reading 22% proficiency, ranked #448 of 620 in IL (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 36 active listings in the ZIP; 7 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Mason County population projected at -30% 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.56% ✓
• Cap rate: 38.70%
• Cash-on-cash: 115.75%
• DSCR: 6.15
• GRM: 1.8

CMA / ARV

• ARV (median comp): $80,848
• List price: $29,900
• Delta: -63.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.57×
• Total profit: $46,649
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 13.79×
• Total profit: $107,094
• Equity at exit: $2,585

Cash invested: $8,372 (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 62644

• Home prices YoY: -14.0%
• Active inventory: 36
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $808

Break-even live

Break-even rent $342

Max offer price $29,900

Occupancy floor 36%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $29,900 Active 276 DOM
2. 2026-06-17
   days on market $29,900 Active 275 DOM
3. 2026-06-16
   days on market $29,900 Active 274 DOM
4. 2026-06-15
   days on market $29,900 Active 273 DOM
5. 2026-06-13
   days on market $29,900 Active 271 DOM
6. 2026-06-12
   days on market $29,900 Active 270 DOM
7. 2026-06-09
   days on market $29,900 Active 267 DOM
8. 2026-06-08
   days on market $29,900 Active 266 DOM
9. 2026-06-07
   days on market $29,900 Active 265 DOM
10. 2026-06-05
    days on market $29,900 Active 263 DOM
11. 2026-06-04
    days on market $29,900 Active 261 DOM
12. 2026-06-02
    days on market $29,900 Active 260 DOM
13. 2026-06-01
    days on market $29,900 Active 259 DOM
14. 2026-05-31
    days on market $29,900 Active 258 DOM
15. 2026-05-31
    days on market $29,900 Active 257 DOM
16. 2026-04-16
    status Active 543-char remark

    Show marketing remark (543 chars)

    Solid 3-bedroom ranch home in Havana, IL, with a nice yard located near the park and the scenic Illinois River. Value priced well below market, this property presents an excellent opportunity for investors seeking rental income or long-term profit. Exterior viewing only—no interior showings or photos available. The home is vacant and being sold as-is, cash sale only, with no contingencies accepted. Located at 849 N Broadway St, Havana, IL. A current RPR report may be provided upon request. Buyer or Buyer's agent to verify MLS info.

17. 2026-04-04
    historical Active Under Contract 543-char remark

    Show marketing remark (543 chars)

    Solid 3-bedroom ranch home in Havana, IL, with a nice yard located near the park and the scenic Illinois River. Value priced well below market, this property presents an excellent opportunity for investors seeking rental income or long-term profit. Exterior viewing only—no interior showings or photos available. The home is vacant and being sold as-is, cash sale only, with no contingencies accepted. Located at 849 N Broadway St, Havana, IL. A current RPR report may be provided upon request. Buyer or Buyer's agent to verify MLS info.

18. 2025-10-27
    price $29,900 543-char remark

    Show marketing remark (543 chars)

    Solid 3-bedroom ranch home in Havana, IL, with a nice yard located near the park and the scenic Illinois River. Value priced well below market, this property presents an excellent opportunity for investors seeking rental income or long-term profit. Exterior viewing only—no interior showings or photos available. The home is vacant and being sold as-is, cash sale only, with no contingencies accepted. Located at 849 N Broadway St, Havana, IL. A current RPR report may be provided upon request. Buyer or Buyer's agent to verify MLS info.

19. 2025-09-15
    listed $33,500 Active 543-char remark

    Show marketing remark (543 chars)

    Solid 3-bedroom ranch home in Havana, IL, with a nice yard located near the park and the scenic Illinois River. Value priced well below market, this property presents an excellent opportunity for investors seeking rental income or long-term profit. Exterior viewing only—no interior showings or photos available. The home is vacant and being sold as-is, cash sale only, with no contingencies accepted. Located at 849 N Broadway St, Havana, IL. A current RPR report may be provided upon request. Buyer or Buyer's agent to verify MLS info.

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,211 · $101/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 ≥107°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: $16,371
• − Mortgage interest: −$1,675
• − Property taxes: −$1,211
• − Insurance: −$150
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$870
• Taxable income: $9,846
• Est. tax owed @ 24.0%: −$2,363
• After-tax cash flow: $7,328/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: Havana CUSD 126
• NCES district ID: 1718510
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 22% ▼ -16.00%
• Median HH income: $39,881
• Composite: 16.52/100
• National rank: #9181
• State rank: #448 of 620 in IL

Livability — Havana

• Score: 60/100
• State rank: #989
• US rank: #19077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Havana, IL
• City population: 4,657
• Population (ZIP): 4,657

Population outlook (Mason County) Hauer SSP2

• Today (2025): 12,087 people
• By 2030: 11,283 · -6.7%
• By 2040: 9,766 · -19.2%
• By 2050: 8,421 · -30.3%
• By 2075: 5,785 · -52.1%
• By 2100: 3,888 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+42.2) · D 27.8% · R 70.1% · Other 2.1%
• 2008→2024 swing: -48.1pp toward R · 2008: 5.9pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+39.5 2016: R+31.8 2012: R+6.3 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.81%
• Current HPI: 115.1077
• 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

-10.7% since first listed

4 events — show timeline

• 2026-04-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-04 Contingent — MARIS as Distributed by MLS Grid
• 2025-10-27 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2025-09-15 Listed $33,500 MARIS as Distributed by MLS Grid

Property tax history

-1.0%/yr

Latest (2024): $1,211 · -1.8% YoY. Source: county tax records.