608 S Pine St · Delavan, IL 61734

$65,000

2 bd · 1.0 ba · 1,103 sqft · SingleFamily public records · 113 Days on market

Built 1882 7,500 sqft lot $59/sqft · 37% below area Est $103k · 37% under

---

Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Nice small town living and great school district with this house. Great potential for a flip or a rental. Below are the remarks about the updates from 2013. The house currently needs updating and maintenance. This is all that is known by the current seller. Property is Sold As Is. (Gorgeous kitchen with beautiful hardwood floors, nicely remodeled bathroom, 6-panel hardwood doors and lots of other remodeling & updating including siding, windows, floor coverings, electrical service and freshly painted.)

Key facts

• Remodeled bathroom
• Gorgeous kitchen
• Freshly painted

Tags

• GREAT SCHOOL DISTRICT
• GORGEOUS KITCHEN
• HARDWOOD FLOORS
• REMODELED BATHROOM
• FRESHLY PAINTED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#376 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Delavan CUSD 703 (rural): math 20% / reading 24% proficiency, ranked #373 of 620 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 77 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Tazewell County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $65k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1882 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1882 — 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. 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.
6. 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.
7. 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: 1.82% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.53%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $102,594
• List price: $65,000
• Delta: -36.64%
• 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
608 S Pine St	0.00mi	2/1.0	1,103 (0%)	1mo	$55,000	$50	100
824 Linden St	0.29mi	2/—	1,102 (-0%)	7mo	$28,000	$25	80
604 Elm St	0.15mi	2/1.0	1,024 (-7%)	10mo	$125,000	$122	73
501 E 7th St	0.22mi	2/1.0	1,064 (-4%)	17mo	$87,500	$82	70
703 S Pine St	0.04mi	2/1.5	1,018 (-8%)	18mo	$125,000	$123	68
602 W 3rd St	0.51mi	3/1.0 (+1)	1,120 (+2%)	7mo	$60,100	$54	63
602 E 10th St	0.41mi	3/1.0 (+1)	1,040 (-6%)	14mo	$114,000	$110	54
1007 S Oak St	0.46mi	3/1.0 (+1)	1,218 (+10%)	7mo	$88,000	$72	51
509 E 4th St	0.32mi	2/1.0	952 (-14%)	19mo	$138,000	$145	46
108 W A St	0.49mi	3/1.5 (+1)	1,266 (+15%)	4mo	$120,000	$95	42
204 S Cedar St	0.42mi	2/1.0	964 (-13%)	22mo	$90,000	$93	41
805 W 3rd St	0.66mi	3/2.0 (+1)	1,228 (+11%)	9mo	$152,500	$124	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.3%
• Equity multiple: 4.62×
• Total profit: $65,878
• Equity at exit: $58,557

10-year hold

• IRR: 42.1%
• Equity multiple: 10.35×
• Total profit: $170,098
• Equity at exit: $126,281

Cash invested: $18,200 (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 61734

• Home prices YoY: 18.5%
• Active inventory: 11
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $478

Break-even live

Break-even rent $581

Max offer price $65,000

Occupancy floor 55%

Sensitivity live

Price	-10% $515	-5% $497	+0% $478	+5% $460	+10% $441
Rent	-10% $384	-5% $431	+0% $478	+5% $525	+10% $572
Rate	-1.0pp $511	-0.5pp $495	base $478	+0.5pp $461	+1.0pp $444

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-12
   status Pending 512-char remark

   Show marketing remark (512 chars)

   Nice small town living and great school district with this house. Great potential for a flip or a rental. Below are the remarks about the updates from 2013. The house currently needs updating and maintenance. This is all that is known by the current seller. Property is Sold As Is. (Gorgeous kitchen with beautiful hardwood floors, nicely remodeled bathroom, 6-panel hardwood doors and lots of other remodeling & updating including siding, windows, floor coverings, electrical service and freshly painted.)

2. 2026-03-23
   price $65,000 512-char remark

   Show marketing remark (512 chars)

   Nice small town living and great school district with this house. Great potential for a flip or a rental. Below are the remarks about the updates from 2013. The house currently needs updating and maintenance. This is all that is known by the current seller. Property is Sold As Is. (Gorgeous kitchen with beautiful hardwood floors, nicely remodeled bathroom, 6-panel hardwood doors and lots of other remodeling & updating including siding, windows, floor coverings, electrical service and freshly painted.)

3. 2026-01-16
   listed $70,000 Active 512-char remark

   Show marketing remark (512 chars)

   Nice small town living and great school district with this house. Great potential for a flip or a rental. Below are the remarks about the updates from 2013. The house currently needs updating and maintenance. This is all that is known by the current seller. Property is Sold As Is. (Gorgeous kitchen with beautiful hardwood floors, nicely remodeled bathroom, 6-panel hardwood doors and lots of other remodeling & updating including siding, windows, floor coverings, electrical service and freshly painted.)

4. 2021-08-06
   historical
5. 2021-08-06
   historical
6. 2013-02-06
   soldstatus $29,000
7. 2012-06-18
   listed $32,000
8. 2009-10-15
   soldstatus $32,000
9. 2008-11-11
   listed $39,900
10. 2005-06-13
    soldstatus $35,000
11. 2005-03-08
    listed $39,900

ⓘ 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: $1,092 · $91/mo
• Projected year-2 tax: $1,284 · $107/mo
• Expected delta: +$192/yr (+$16/mo · 17.5%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $14,235
• − Mortgage interest: −$3,641
• − Property taxes: −$1,092
• − Insurance: −$325
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$1,891
• Taxable income: $5,008
• Est. tax owed @ 24.0%: −$1,202
• After-tax cash flow: $4,536/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: Delavan CUSD 703
• NCES district ID: 1712060
• Math proficiency: 20% ▼ -12.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $54,718
• Composite: 20.01/100
• National rank: #8661
• State rank: #373 of 620 in IL

Livability — Delavan

• Score: 70/100
• State rank: #376
• US rank: #7837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delavan, IL
• City population: 2,500
• Population (ZIP): 2,500

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 4% Iranian 3% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 0%

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: ▲ 31.24%
• Current HPI: 200.26
• 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

+62.9% since first listed

11 events — show timeline

• 2026-05-12 Pending — RMLSA as Distributed by MLS Grid
• 2026-03-23 Price Changed $65,000 RMLSA as Distributed by MLS Grid
• 2026-01-16 Listed $70,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-02-06 Sold (MLS) $29,000 RMLSA as Distributed by MLS Grid
• 2012-06-18 Listed $32,000 RMLSA as Distributed by MLS Grid
• 2009-10-15 Sold (MLS) $32,000 RMLSA as Distributed by MLS Grid
• 2008-11-11 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2005-06-13 Sold (MLS) $35,000 RMLSA as Distributed by MLS Grid
• 2005-03-08 Listed $39,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2024): $1,092 · +5.1% YoY. Source: county tax records.