611 Woodland Trl · Washington, IL 61571

$150,000

3 bd · 1.0 ba · 1,678 sqft · SingleFamily public records · 1 Days on market

Built 1953 Est $211k · 29% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bdrm, 1 ba, 1 car garage ranch w/large yard & shed. Home in Estate - sold as is. Personal Belongings to be removed before closing.

Key facts

• Garage
• Built 1953

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Septic system
• Home design: Single-family residence; Single-story living with additional upper, lower and basement levels noted
• Construction: Shingle roof; Built in 1953
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Kitchen on main level; Refrigerator
• Bedrooms: Three bedrooms (all on the main level); Each bedroom with carpet flooring and egress window
• Flooring: Carpet in bedrooms and living areas; Laminate in family room, dining room and kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Refrigerator included; No basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $932 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 13.7% vs local median 3.2% in Washington — 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 73/100 on livability (#272 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Washington Chsd 308 (suburban): math 42% / reading 42% proficiency, ranked #112 of 620 in IL (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Comm High School (math 42% / reading 42%, grade F, #76 of 693 statewide, top 12%, 1,484 students, 0% FRL).
• Market conditions: 129 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 77 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tazewell County population projected at -15% 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $69k; list at $150k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.83% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.63%
• DSCR: 2.18
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $211,428
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 Woodland Trl	0.00mi	3/1.0	1,687 (+0%)	1mo	$157,000	$93	98
1514 Sunset Dr	0.41mi	4/2.0 (+1)	1,640 (-2%)	5mo	$185,000	$113	64
1107 Dixon St	0.39mi	3/2.5	1,587 (-5%)	5mo	$199,900	$126	62
1005 Peoria St	0.60mi	3/1.5	1,621 (-3%)	3mo	$130,000	$80	62
306 Parkview Dr	0.51mi	3/1.5	1,559 (-7%)	2mo	$185,000	$119	61
1105 Dixon St	0.39mi	3/2.5	1,587 (-5%)	11mo	$216,100	$136	58
310 Hillcrest Dr	0.57mi	4/2.0 (+1)	1,586 (-6%)	1mo	$270,600	$171	55
711 Peoria St	0.69mi	3/2.0	1,580 (-6%)	2mo	$90,000	$57	53
203 Court Dr	0.53mi	4/2.0 (+1)	1,797 (+7%)	4mo	$207,500	$115	51
112 Bondurant St	0.66mi	4/1.0 (+1)	1,485 (-12%)	1mo	$225,000	$152	44
1306 Bobolink Dr	0.73mi	4/1.5 (+1)	1,566 (-7%)	6mo	$205,000	$131	43
209 Hillcrest Dr	0.56mi	3/1.5	1,464 (-13%)	9mo	$241,000	$165	43

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: 20.5%
• Equity multiple: 1.84×
• Total profit: $35,215
• Equity at exit: $22,365

10-year hold

• IRR: 28.8%
• Equity multiple: 3.57×
• Total profit: $107,771
• Equity at exit: $12,969

Cash invested: $42,000 (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 61571

• Active inventory: 129
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$391 /mo · $4,698/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $932

Break-even live

Break-even rent $1,570

Max offer price $150,000

Occupancy floor 61%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Debates St Washington, IL	3.0	2.0	1319	$2,750	$2.08	13d	1	1.11mi
713 Stephanie Ct Washington, IL	3.0	2.0	1319	$2,750	$2.08	21d	1	1.21mi
704 Debates St Washington, IL	3.0	2.0	1319	$2,750	$2.08	13d	1	1.31mi

Listing history 6 events

1. 2026-05-16
   status Pending
2. 2026-05-15
   listed $150,000 Active
3. 2026-05-13
   historical $150,000
4. 2014-05-15
   soldstatus $69,000 136-char remark

   Show marketing remark (136 chars)

   3 bdrm, 1 ba, 1 car garage ranch w/large yard & shed. Home in Estate - sold as is. Personal Belongings to be removed before closing.

5. 2014-05-15
   soldstatus $69,000

   Show marketing remark (136 chars)

   3 bdrm, 1 ba, 1 car garage ranch w/large yard & shed. Home in Estate - sold as is. Personal Belongings to be removed before closing.

6. 2013-12-09
   listed $75,000 136-char remark

   Show marketing remark (136 chars)

   3 bdrm, 1 ba, 1 car garage ranch w/large yard & shed. Home in Estate - sold as is. Personal Belongings to be removed before closing.

ⓘ 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: $4,698 · $391/mo
• Projected year-2 tax: $4,698 · $391/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 ≥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: $33,000
• − Mortgage interest: −$8,402
• − Property taxes: −$4,698
• − Insurance: −$750
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$4,364
• Taxable income: $9,507
• Est. tax owed @ 24.0%: −$2,282
• After-tax cash flow: $8,902/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: Washington Chsd 308
• NCES district ID: 1740980
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $66,029
• Composite: 37.69/100
• National rank: #4361
• State rank: #112 of 620 in IL

Livability — Washington

• Score: 73/100
• State rank: #272
• US rank: #5136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, IL
• City population: 24,544
• Population (ZIP): 24,544

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 131,252 people
• By 2030: 128,028 · -2.5%
• By 2040: 120,443 · -8.2%
• By 2050: 111,872 · -14.8%
• By 2075: 89,843 · -31.5%
• By 2100: 66,468 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 4% Italian 3% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Tazewell

• 2024 margin: Strong R (+26.7) · D 35.8% · R 62.5% · Other 1.8%
• 2008→2024 swing: -20.6pp toward R · 2008: -6.0pp · 2024: -26.7pp
• All cycles: 2024: R+26.7 2020: R+25.6 2016: R+28.5 2012: R+17.9 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.85%
• Current HPI: 149.5627
• 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

+100.0% since first listed

6 events — show timeline

• 2026-05-16 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-15 Listed $150,000 RMLSA as Distributed by MLS Grid
• 2026-05-13 Coming Soon $150,000 RMLSA as Distributed by MLS Grid
• 2014-05-15 Sold (Public Records) $69,000 Public Records
• 2014-05-15 Sold (MLS) $69,000 RMLSA as Distributed by MLS Grid
• 2013-12-09 Listed $75,000 RMLSA as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2024): $4,698 · +19.3% YoY. Source: county tax records.