219 N Promenade St · Havana, IL 62644

$53,500

2 bd · 1.0 ba · 866 sqft · SingleFamily · 3 Days on market

Built 1914 9,075 sqft lot Est $46k · 17% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this 2 bedroom 1 bath property located in Havana, IL! This property offers a carport and an adorable storage shed for more room! It also has a fenced in yard for any fur animals to run free!

Key facts

• Screened front porch
• Partial basement
• Rear carport

Tags

• SCREENED FRONT PORCH
• REAR CARPORT
• EAT-IN KITCHEN
• BUILT-IN HUTCH
• SEPARATE LAUNDRY ROOM
• PARTIAL BASEMENT

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1914; Living area reported as 866
• Construction: Shingle roof; Not new construction
• Exterior features: Fenced yard; Shed(s); Paved road access; Level lot

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms; Bedroom 1 on main level (approx. 11.5 x 10.16, carpet); Bedroom 2 on main level (approx. 11.58 x 10.25, hardwood)
• Flooring: Hardwood; Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window unit(s) for cooling
• Interior features: Cable available; Ceiling fan(s); Has basement: crawl space, partial, unfinished
• Laundry & utility: Washer; Dryer; Dedicated laundry room on main level (approx. 12 x 6)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).

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: crime F, amenities F, commute 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.
• Zoned schools: Havana High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 279 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 36 active listings in the ZIP; 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 $370 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $42k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,500

Questions for the listing agent

1. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.28% ✓
• Cap rate: 19.48%
• Cash-on-cash: 47.08%
• DSCR: 3.09
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $45,898
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 N Pearl St	0.18mi	2/1.0	840 (-3%)	4mo	$35,000	$42	83
167 E Mound St	0.43mi	2/1.0	895 (+3%)	2mo	$11,000	$12	72
425 N Broadway St	0.30mi	2/1.0	888 (+2%)	21mo	$47,000	$53	64
700 S Promenade St	0.60mi	2/1.0	905 (+4%)	2mo	$60,000	$66	63
128 E Dearborn St	0.56mi	2/1.0	840 (-3%)	8mo	$45,000	$54	62
312 W 1st St	0.75mi	2/1.0	864 (-0%)	8mo	$38,000	$44	58
520 S Pearl St	0.55mi	3/1.0 (+1)	792 (-8%)	0mo	$82,000	$104	55
529 S Schrader St	0.65mi	2/1.0	800 (-8%)	13mo	$33,000	$41	46

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: 44.4%
• Equity multiple: 2.92×
• Total profit: $28,783
• Equity at exit: $7,977

10-year hold

• IRR: 50.4%
• Equity multiple: 5.90×
• Total profit: $73,350
• Equity at exit: $4,626

Cash invested: $14,980 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$281
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $588

Break-even live

Break-even rent $475

Max offer price $53,500

Occupancy floor 47%

Sensitivity live

Price	-10% $618	-5% $603	+0% $588	+5% $573	+10% $557
Rent	-10% $491	-5% $540	+0% $588	+5% $636	+10% $684
Rate	-1.0pp $615	-0.5pp $601	base $588	+0.5pp $574	+1.0pp $560

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: $13,375
• Closing costs: $1,605
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $53,500 Active 3 DOM
2. 2026-06-18
   remarks 662-char remark
3. 2026-06-18
   listed $53,500 Active 1 DOM

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$175/yr (+$15/mo · 20.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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: $14,623
• − Mortgage interest: −$2,997
• − Property taxes: −$865
• − Insurance: −$268
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$1,556
• Taxable income: $6,597
• Est. tax owed @ 24.0%: −$1,583
• After-tax cash flow: $5,469/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

+24.4% since first listed

6 events — show timeline

• 2026-06-17 Listed $53,500 RMLSA as Distributed by MLS Grid
• 2022-10-11 Sold (Public Records) $92,000 Public Records
• 2022-10-11 Sold (MLS) $42,000 RMLSA as Distributed by MLS Grid
• 2022-08-26 Pending — RMLSA as Distributed by MLS Grid
• 2022-08-18 Listed $44,900 RMLSA as Distributed by MLS Grid
• 2001-11-27 Sold (Public Records) $43,000 Public Records

Property tax history

+3.8%/yr

Latest (2024): $865 · +0.1% YoY. Source: county tax records.