220 S Orange St · Havana, IL 62644

$82,500

4 bd · 1.5 ba · 1,800 sqft · Other · 258 Days on market

Built 1912 0.25 ac lot $46/sqft · 9% above area Est $76k · 9% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +3.5/15.0
• 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

This house is just waiting for the new buyer to finish the renovations and make it your new home. Within two blocks of downtown Havana. Updates that have been completed include: Roof on house 2016, Replacement windows 2016, HVAC for main level 2016, updates to the facia and soffit. Three car garage addition and breezeway 2018, Water heater 2016. Home has a 200 amp service and updated electric work has been done. This lovely home features original woodwork and trim throughout. Split stair way to the upper level. Inviting entry way with fireplace(inoperable, decorative only) Dining room and living room with pocket doors. The kitchen can be finished to your choice of decor. Upper level has four bedrooms. New drywall has been started. Full bathroom that also can be finished to your choice, seller is leaving the claw foot tub. Walk up attic. Three car attached garage, added in 2018, with 9-foot-high doors, with alley access. Walk up attic stairs provide extra storage. Beautiful front porch is the perfect place to relax.

Key facts

• Pocket doors
• Split stair way
• Original woodwork

Tags

• THREE CAR GARAGE ADDITION
• UPDATED ELECTRIC WORK
• ORIGINAL WOODWORK
• SPLIT STAIR WAY
• INVITING ENTRY WAY
• POCKET DOORS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (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; 1 comparable units currently listed for rent nearby; 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 $570 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $17k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $82k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 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 1912 — 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 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?
6. 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?
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: 1.45% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.13%
• DSCR: 1.76
• GRM: 5.7

CMA / ARV

• ARV (median comp): $75,694
• List price: $82,500
• Delta: 8.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.5%
• Equity multiple: 1.33×
• Total profit: $7,676
• Equity at exit: $12,301

10-year hold

• IRR: 17.7%
• Equity multiple: 2.47×
• Total profit: $33,915
• Equity at exit: $7,133

Cash invested: $23,100 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$151 /mo · $1,816/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $330

Break-even live

Break-even rent $783

Max offer price $82,500

Occupancy floor 68%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 S Broadway St Havana, IL	4.0	2.0	2300	$1,200	$0.52	43d	1	0.15mi

Listing history 22 events

1. 2026-06-18
   days on market $82,500 Active 258 DOM
2. 2026-06-17
   days on market $82,500 Active 257 DOM
3. 2026-06-16
   days on market $82,500 Active 256 DOM
4. 2026-06-15
   days on market $82,500 Active 255 DOM
5. 2026-06-13
   days on market $82,500 Active 253 DOM
6. 2026-06-12
   days on market $82,500 Active 252 DOM
7. 2026-06-09
   days on market $82,500 Active 249 DOM
8. 2026-06-08
   days on market $82,500 Active 248 DOM
9. 2026-06-07
   days on market $82,500 Active 247 DOM
10. 2026-06-05
    days on market $82,500 Active 245 DOM
11. 2026-06-04
    days on market $82,500 Active 243 DOM
12. 2026-06-02
    days on market $82,500 Active 242 DOM
13. 2026-06-01
    days on market $82,500 Active 241 DOM
14. 2026-05-31
    days on market $82,500 Active 240 DOM
15. 2026-05-31
    days on market $82,500 Active 239 DOM
16. 2026-03-30
    price $82,500 1034-char remark

    Show marketing remark (1034 chars)

    This house is just waiting for the new buyer to finish the renovations and make it your new home. Within two blocks of downtown Havana. Updates that have been completed include: Roof on house 2016, Replacement windows 2016, HVAC for main level 2016, updates to the facia and soffit. Three car garage addition and breezeway 2018, Water heater 2016. Home has a 200 amp service and updated electric work has been done. This lovely home features original woodwork and trim throughout. Split stair way to the upper level. Inviting entry way with fireplace(inoperable, decorative only) Dining room and living room with pocket doors. The kitchen can be finished to your choice of decor. Upper level has four bedrooms. New drywall has been started. Full bathroom that also can be finished to your choice, seller is leaving the claw foot tub. Walk up attic. Three car attached garage, added in 2018, with 9-foot-high doors, with alley access. Walk up attic stairs provide extra storage. Beautiful front porch is the perfect place to relax.

17. 2025-10-30
    price $89,900 1034-char remark

    Show marketing remark (1034 chars)

    This house is just waiting for the new buyer to finish the renovations and make it your new home. Within two blocks of downtown Havana. Updates that have been completed include: Roof on house 2016, Replacement windows 2016, HVAC for main level 2016, updates to the facia and soffit. Three car garage addition and breezeway 2018, Water heater 2016. Home has a 200 amp service and updated electric work has been done. This lovely home features original woodwork and trim throughout. Split stair way to the upper level. Inviting entry way with fireplace(inoperable, decorative only) Dining room and living room with pocket doors. The kitchen can be finished to your choice of decor. Upper level has four bedrooms. New drywall has been started. Full bathroom that also can be finished to your choice, seller is leaving the claw foot tub. Walk up attic. Three car attached garage, added in 2018, with 9-foot-high doors, with alley access. Walk up attic stairs provide extra storage. Beautiful front porch is the perfect place to relax.

18. 2025-10-02
    listed $99,900 Active 1034-char remark

    Show marketing remark (1034 chars)

    This house is just waiting for the new buyer to finish the renovations and make it your new home. Within two blocks of downtown Havana. Updates that have been completed include: Roof on house 2016, Replacement windows 2016, HVAC for main level 2016, updates to the facia and soffit. Three car garage addition and breezeway 2018, Water heater 2016. Home has a 200 amp service and updated electric work has been done. This lovely home features original woodwork and trim throughout. Split stair way to the upper level. Inviting entry way with fireplace(inoperable, decorative only) Dining room and living room with pocket doors. The kitchen can be finished to your choice of decor. Upper level has four bedrooms. New drywall has been started. Full bathroom that also can be finished to your choice, seller is leaving the claw foot tub. Walk up attic. Three car attached garage, added in 2018, with 9-foot-high doors, with alley access. Walk up attic stairs provide extra storage. Beautiful front porch is the perfect place to relax.

19. 2016-03-18
    soldstatus $28,000
20. 2009-11-27
    soldstatus $49,900 280-char remark

    Show marketing remark (280 chars)

    TAKE A LOOK!! NEWLY PAINTED EXTERIOR. INTERIOR OFFERS HARDWOOD FLOORS ORIG. WOODWORK, GENEROUS ROOMS AND SPLIT STAIWAY TO SECOND FLOOR. EVEN HAS A WALK-UP ATTIC THAT COULD BE FINISHED! WONDERFUL FAMILY HOME. JUST NEEDS SOME LOVE! SQ. FT. BELIEVED TO BE ACCURATE BUT NOT WARRANTED.

21. 2009-06-03
    listed $49,900 280-char remark

    Show marketing remark (280 chars)

    TAKE A LOOK!! NEWLY PAINTED EXTERIOR. INTERIOR OFFERS HARDWOOD FLOORS ORIG. WOODWORK, GENEROUS ROOMS AND SPLIT STAIWAY TO SECOND FLOOR. EVEN HAS A WALK-UP ATTIC THAT COULD BE FINISHED! WONDERFUL FAMILY HOME. JUST NEEDS SOME LOVE! SQ. FT. BELIEVED TO BE ACCURATE BUT NOT WARRANTED.

22. 1999-10-29
    soldstatus $73,000

ⓘ 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: $1,816 · $151/mo
• Projected year-2 tax: $1,844 · $154/mo
• Expected delta: +$29/yr (+$2/mo · 1.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $14,400
• − Mortgage interest: −$4,621
• − Property taxes: −$1,816
• − Insurance: −$412
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,400
• Taxable income: $2,846
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $3,273/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

+13.0% since first listed

7 events — show timeline

• 2026-03-30 Price Changed $82,500 RMLSA as Distributed by MLS Grid
• 2025-10-30 Price Changed $89,900 RMLSA as Distributed by MLS Grid
• 2025-10-02 Listed $99,900 RMLSA as Distributed by MLS Grid
• 2016-03-18 Sold (Public Records) $28,000 Public Records
• 2009-11-27 Sold (MLS) $49,900 RMLSA as Distributed by MLS Grid
• 2009-06-03 Listed $49,900 RMLSA as Distributed by MLS Grid
• 1999-10-29 Sold (Public Records) $73,000 Public Records

Property tax history

-3.9%/yr

Latest (2024): $1,816 · +48.2% YoY. Source: county tax records.