711 S Franklin St · Litchfield, IL 62056

$75,000

2 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 81 Days on market

Built 1939 7,392 sqft lot $62/sqft · 34% below area Est $113k · 34% under

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Why this score? — see what drove the B 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 +8.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three-bedroom, one-bath residence offering 1,212 square feet of living area. Located close to local amenities and transportation. Property is offered AS-IS. New roof, new A/C unit, and central air.

Key facts

• 7,392 sq ft lot
• Built 1939
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.5% in Litchfield — 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 68/100 on livability (#448 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, schools F.
• Litchfield CUSD 12 (town): math 15% / reading 34% proficiency, ranked #359 of 620 in IL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 59 active listings in the ZIP; 12 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montgomery County population projected at -20% 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($70k) 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.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.38% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.81%
• DSCR: 1.75
• GRM: 6.0

CMA / ARV

• ARV (median comp): $112,850
• List price: $75,000
• Delta: -33.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 E Columbia St	0.24mi	2/1.0	1,223 (+1%)	6mo	$42,000	$34	82
616 E Ryder St	0.40mi	2/1.0	1,157 (-4%)	3mo	$105,000	$91	71
912 S Walnut St	0.31mi	3/1.0 (+1)	1,152 (-5%)	2mo	$150,000	$130	70
123 W South St	0.37mi	2/1.0	1,301 (+7%)	1mo	$82,500	$63	70
818 S Franklin St	0.10mi	3/1.0 (+1)	1,043 (-14%)	2mo	$129,900	$125	65
902 S Monroe St	0.27mi	2/1.0	1,104 (-9%)	11mo	$79,900	$72	63
301 S Clinton St	0.65mi	2/1.0	1,170 (-4%)	1mo	$56,900	$49	63
330 N Chestnut St	0.50mi	2/1.5	1,164 (-4%)	8mo	$130,000	$112	61
430 S Jackson St	0.21mi	2/1.0	1,036 (-14%)	9mo	$123,500	$119	59
704 N Monroe St	0.68mi	3/2.0 (+1)	1,192 (-2%)	2mo	$167,000	$140	55
317 N Walnut St	0.51mi	2/1.0	1,083 (-11%)	10mo	$85,000	$78	50
620 Jackson St	0.64mi	3/1.0 (+1)	1,357 (+12%)	9mo	$145,000	$107	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 8.0%
• Equity multiple: 1.31×
• Total profit: $6,598
• Equity at exit: $11,183

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $29,946
• Equity at exit: $6,485

Cash invested: $21,000 (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 62056

• Home prices YoY: -26.5%
• Active inventory: 59
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $294

Break-even live

Break-even rent $665

Max offer price $75,000

Occupancy floor 67%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-07
   historical Contingent - Continue to Show 197-char remark

   Show marketing remark (197 chars)

   Three-bedroom, one-bath residence offering 1,212 square feet of living area. Located close to local amenities and transportation. Property is offered AS-IS. New roof, new A/C unit, and central air.

2. 2026-03-06
   listed $75,000 Active 197-char remark

   Show marketing remark (197 chars)

   Three-bedroom, one-bath residence offering 1,212 square feet of living area. Located close to local amenities and transportation. Property is offered AS-IS. New roof, new A/C unit, and central air.

3. 2026-03-06
   historical

   Show marketing remark (197 chars)

   Three-bedroom, one-bath residence offering 1,212 square feet of living area. Located close to local amenities and transportation. Property is offered AS-IS. New roof, new A/C unit, and central air.

4. 2026-02-13
   listed Active
5. 2023-01-18
   price $67,500
6. 2018-01-05
   price $62,000

ⓘ 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: $1,212 · $101/mo
• Projected year-2 tax: $1,457 · $121/mo
• Expected delta: +$245/yr (+$20/mo · 20.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,450
• − Mortgage interest: −$4,201
• − Property taxes: −$1,212
• − Insurance: −$375
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,182
• Taxable income: $2,488
• Est. tax owed @ 24.0%: −$597
• After-tax cash flow: $2,932/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: Litchfield CUSD 12
• NCES district ID: 1723250
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $43,133
• Composite: 20.91/100
• National rank: #8485
• State rank: #359 of 620 in IL

Livability — Litchfield

• Score: 68/100
• State rank: #448
• US rank: #9263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Litchfield, IL
• City population: 8,591
• Population (ZIP): 8,591

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 27,471 people
• By 2030: 26,410 · -3.9%
• By 2040: 24,233 · -11.8%
• By 2050: 21,948 · -20.1%
• By 2075: 16,686 · -39.3%
• By 2100: 11,369 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+44.0) · D 27.1% · R 71.1% · Other 1.8%
• 2008→2024 swing: -46.7pp toward R · 2008: 2.6pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.0 2016: R+40.0 2012: R+14.2 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.86%
• Current HPI: 149.5766
• 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

+21.0% since first listed

6 events — show timeline

• 2026-05-07 Contingent — MRED as Distributed by MLS Grid
• 2026-03-06 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-06 Listed $75,000 MRED as Distributed by MLS Grid
• 2026-02-13 Listed — MRED as Distributed by MLS Grid
• 2023-01-18 Price Changed $67,500 MARIS as Distributed by MLS Grid
• 2018-01-05 Price Changed $62,000 MARIS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2024): $1,212 · +8.4% YoY. Source: county tax records.