712 E Washington St · Hoopeston, IL 60942

$139,500

4 bd · 1.5 ba · 2,350 sqft · SingleFamily · 80 Days on market

Built 1932 8,000 sqft lot $59/sqft · 11% above area Est $126k · 11% 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 +21.9/30.0
• DSCR +7.0/10.0
• Appreciation +6.4/10.0
• 1% rule +5.0/10.0
• Livability +2.9/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Affordable move in ready 2 story in Hoopeston. New kitchen cabinets. New lighting. Brand new spacious deck on the rear. Covered front porch. Refinished beautiful hardwood inside. Fresh remodel inside and out. Central air, basement, big yard, with 4 spacious bedrooms, and 1 1/2 remodeled baths. Laundry room is on the main level. Call today for a showing

Key facts

• New lighting
• Covered front porch
• Spacious deck

Tags

• NEW KITCHEN CABINETS
• NEW LIGHTING
• SPACIOUS DECK
• COVERED FRONT PORCH
• REFINISHED HARDWOOD
• FRESH REMODEL

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/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 $139k (0.5% below list).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,152 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, schools F, amenities F.
• Hoopeston Area CUSD 11 (town): math 9% / reading 15% proficiency, ranked #559 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($964 loan paydown + $4k appreciation (2.8% 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 (2.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $140k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1932 — 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. 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?
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: 1.00% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (median comp): $126,034
• List price: $139,500
• Delta: 10.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 E Elm St	0.26mi	3/2.5 (-1)	2,424 (+3%)	1mo	$140,000	$58	73
859 E Washington St	0.19mi	5/1.5 (+1)	2,324 (-1%)	15mo	$133,000	$57	72
518 S Market St	0.38mi	4/2.0	2,242 (-5%)	3mo	$139,000	$62	70
750 E Main St	0.18mi	4/2.0	2,218 (-6%)	16mo	$109,000	$49	67
602 S 4th St	0.28mi	3/1.5 (-1)	2,400 (+2%)	16mo	$98,000	$41	65
601 E Penn St	0.12mi	5/2.0 (+1)	2,126 (-10%)	14mo	$100,000	$47	60
316 E Washington St	0.33mi	5/2.0 (+1)	2,200 (-6%)	15mo	$20,000	$9	55
207 E Lincoln St	0.44mi	5/1.5 (+1)	2,500 (+6%)	15mo	$30,000	$12	51
721 E Lincoln St	0.11mi	3/2.0 (-1)	2,000 (-15%)	16mo	$132,000	$66	50
426 S Fourth St	0.20mi	5/1.5 (+1)	2,000 (-15%)	18mo	$58,000	$29	46
870 E Mccracken Ave	0.58mi	3/2.0 (-1)	2,600 (+11%)	17mo	$133,000	$51	34
405 S 2nd Ave	0.66mi	5/2.0 (+1)	2,000 (-15%)	17mo	$105,000	$53	23

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

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.74×
• Total profit: $29,095
• Equity at exit: $60,927

10-year hold

• IRR: 15.3%
• Equity multiple: 3.20×
• Total profit: $86,034
• Equity at exit: $92,521

Cash invested: $39,060 (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 60942

• Home prices YoY: 1.4%
• Active inventory: 40
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $220

Break-even live

Break-even rent $1,110

Max offer price $139,500

Occupancy floor 79%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $139,500 Active 80 DOM
2. 2026-06-17
   days on market $139,500 Active 79 DOM
3. 2026-06-16
   days on market $139,500 Active 78 DOM
4. 2026-06-15
   days on market $139,500 Active 77 DOM
5. 2026-06-13
   days on market $139,500 Active 75 DOM
6. 2026-06-12
   days on market $139,500 Active 74 DOM
7. 2026-06-09
   days on market $139,500 Active 71 DOM
8. 2026-06-08
   days on market $139,500 Active 70 DOM
9. 2026-06-07
   days on market $139,500 Active 69 DOM
10. 2026-06-07
    days on market $139,500 Active 68 DOM
11. 2026-06-04
    remarks 535-char remark
12. 2026-06-04
    pricedays on market $139,500 Active 65 DOM
13. 2026-06-02
    days on market $144,500 Active 64 DOM
14. 2026-06-01
    days on market $144,500 Active 63 DOM
15. 2026-05-31
    days on market $144,500 Active 62 DOM
16. 2026-05-31
    days on market $144,500 Active 61 DOM
17. 2026-03-30
    listed $144,500 Active 354-char remark

    Show marketing remark (354 chars)

    Affordable move in ready 2 story in Hoopeston. New kitchen cabinets. New lighting. Brand new spacious deck on the rear. Covered front porch. Refinished beautiful hardwood inside. Fresh remodel inside and out. Central air, basement, big yard, with 4 spacious bedrooms, and 1 1/2 remodeled baths. Laundry room is on the main level. Call today for a showing

18. 2025-12-12
    soldstatus $45,000
19. 2008-08-15
    soldstatus $45,000
20. 2005-11-17
    soldstatus $41,000

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$1,062/yr (+$89/mo · 101.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $16,656
• − Mortgage interest: −$7,814
• − Property taxes: −$1,042
• − Insurance: −$698
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,058
• Taxable income: $379
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $2,549/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: Hoopeston Area CUSD 11
• NCES district ID: 1719660
• Math proficiency: 9% ▼ -7.00%
• Reading proficiency: 15% ▼ -3.00%
• Median HH income: $40,897
• Composite: 10.39/100
• National rank: #9786
• State rank: #559 of 620 in IL

Livability — Hoopeston

• Score: 57/100
• State rank: #1152
• US rank: #21789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoopeston, IL
• City population: 5,635
• Population (ZIP): 5,635

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4% Black 2% Asian 1%
• Common ancestry: Portuguese 4% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4% Other Indo-European 1%

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: ▲ 2.77%
• Current HPI: 193.4089
• 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

+252.4% since first listed

4 events — show timeline

• 2026-03-30 Listed $144,500 CIBR
• 2025-12-12 Sold (Public Records) $45,000 Public Records
• 2008-08-15 Sold (Public Records) $45,000 Public Records
• 2005-11-17 Sold (Public Records) $41,000 Public Records

Property tax history

+1.1%/yr

Latest (2024): $1,042 · +16.8% YoY. Source: county tax records.