306 Country Ln · Belgium, IL 61883

$105,000

3 bd · 1.0 ba · 969 sqft · Other · 2 Days on market

Built 1979 7,150 sqft lot $108/sqft · 20% above area Est $87k · 20% over

---

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 +16.3/30.0
• Appreciation +5.5/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0

Listing remarks

This attractive ranch home is cozy and inviting! The home has great curb appeal and a detached one car garage as well as a nice sized backyard, great for entertaining! It's a one level with vinyl plank flooring throughout and carpet in two of the three bedrooms. The home has a nice sized living area that opens up to the kitchen and dining space. Down the hall you find a full bathroom and three bedrooms. The master bedroom has vinyl plank flooring. This home is move in ready and looking for a new owner!

Key facts

• Full bathroom
• Nice sized backyard
• Living area

Tags

• DETACHED GARAGE
• NICE SIZED BACKYARD
• VINYL PLANK FLOORING
• LIVING AREA
• KITCHEN AND DINING SPACE
• FULL BATHROOM

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Asphalt road access; Shingle roof; R-1 zoning

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $59 ($702/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 $100k (5.2% below list).
• Recommended offer: $100k (5.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,162 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Westville CUSD 2 (suburban): math 8% / reading 9% proficiency, ranked #590 of 620 in IL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($726 loan paydown + $1k appreciation (1.0% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $105k implies a 678% gain — meaningful room to come down on a strong offer.

Recommended offer $99,500 (5.2% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $87,389
• List price: $105,000
• Delta: 20.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.20×
• Total profit: $5,743
• Equity at exit: $35,885

10-year hold

• IRR: 8.3%
• Equity multiple: 2.01×
• Total profit: $29,628
• Equity at exit: $47,718

Cash invested: $29,400 (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 61883

• Home prices YoY: 0.4%
• Active inventory: 15
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$133 /mo · $1,598/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $59

Break-even live

Break-even rent $921

Max offer price $105,000

Occupancy floor 89%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Church St Westville, IL	3.0	1.0	1100	$995	$0.90	12d	1	0.48mi
59 Juliana Dr Danville, IL	2.0	1.0	1000	$995	$0.99	5d	1	1.30mi

Listing history 3 events

1. 2026-05-16
   status Pending 507-char remark
2. 2026-05-14
   listed $105,000 Active 507-char remark
3. 1976-07-06
   soldstatus $13,500

ⓘ 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: $1,598 · $133/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$393/yr (+$33/mo · 24.6%)

ⓘ 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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,940
• − Mortgage interest: −$5,882
• − Property taxes: −$1,598
• − Insurance: −$525
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$3,055
• Taxable loss: −$1,030
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $949/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: Westville CUSD 2
• NCES district ID: 1710820
• Math proficiency: 8% ▼ -4.00%
• Reading proficiency: 9% ▼ -4.00%
• Median HH income: $41,214
• Composite: 7.54/100
• National rank: #9949
• State rank: #590 of 620 in IL

Livability — Belgium

• Score: 57/100
• State rank: #1162
• US rank: #21964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belgium, IL
• Population (ZIP): 4,424

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: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 1.01%
• Current HPI: 230.8944
• 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

+677.8% since first listed

3 events — show timeline

• 2026-05-16 Pending — CIBR
• 2026-05-14 Listed $105,000 CIBR
• 1976-07-06 Sold (Public Records) $13,500 Public Records

Property tax history

+32.6%/yr

Latest (2024): $1,598 · +16.1% YoY. Source: county tax records.