401 N Ridge St · Cambridge, IL 61238

$145,000

2 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 53 Days on market

Built 1910 0.31 ac lot Est $122k · 19% over

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Why this score? — see what drove the D- 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 +11.2/30.0
• Appreciation +9.2/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Adorable 3 bedroom home in Cambridge. Main Floor has master suite with 2 closests, main floor laundry, large kitchen with island, wonderful living room with vaulted ceilings and enclosed side porch. Large level lot with oversize 2 Car Garage.

Key facts

• Enclosed side porch
• 14x10 shed
• 20x14 deck

Tags

• OPEN-CONCEPT FLOOR PLAN
• ENCLOSED SIDE PORCH
• 20X14 DECK
• 14X10 SHED
• NEW FLOORING
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-55 ($-661/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (22.8% below list).
• Recommended offer: $112k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#584 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cambridge CUSD 227 (rural): math 28% / reading 37% proficiency, ranked #215 of 620 in IL (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cambridge Comm Grade School (math 37% / reading 52%, grade F, #267 of 2,056 statewide, top 15%, 234 students, 0% FRL); Cambridge Jr/Sr High School (math 22% / reading 27%, grade F, #256 of 693 statewide, top 44%, 227 students, 0% FRL) — zoned schools average 0% FRL vs 26% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 active listings in the ZIP; 32 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (8.3% local appreciation)).
• Henry County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.3% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,959 (22.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $121,584
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 N Prospect St	0.14mi	2/1.5	1,200 (+1%)	13mo	$135,500	$113	79
503 N Prospect St	0.14mi	2/1.5	1,200 (+1%)	13mo	$135,500	$113	79
103 S Prospect St	0.25mi	3/1.5 (+1)	1,152 (-3%)	14mo	$120,000	$104	64
103 S Prospect St	0.25mi	3/1.5 (+1)	1,152 (-3%)	14mo	$120,000	$104	64
101 N Ridge St	0.18mi	2/2.0	1,322 (+11%)	11mo	$135,000	$102	60
309 E South St	0.44mi	3/2.0 (+1)	1,154 (-3%)	9mo	$90,000	$78	58
309 E South St	0.44mi	3/2.0 (+1)	1,154 (-3%)	9mo	$90,000	$78	58
405 E Henry St	0.25mi	3/1.5 (+1)	1,312 (+10%)	11mo	$120,000	$91	55
319 W South St	0.55mi	3/1.0 (+1)	1,232 (+3%)	23mo	$112,000	$91	45

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

Projected returns pro-forma

8.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.46×
• Total profit: $59,369
• Equity at exit: $113,531

10-year hold

• IRR: 18.1%
• Equity multiple: 5.31×
• Total profit: $175,005
• Equity at exit: $228,650

Cash invested: $40,600 (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 61238

• Home prices YoY: 3.1%
• Active inventory: 15
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-55

Break-even live

Break-even rent $1,189

Max offer price $135,265

Occupancy floor 100%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-03-30
   status Pending
2. 2026-02-05
   listed $145,000 Active
3. 2025-04-28
   soldstatus $129,000
4. 2025-04-18
   soldstatus $129,000 Closed 242-char remark

   Show marketing remark (242 chars)

   Adorable 3 bedroom home in Cambridge. Main Floor has master suite with 2 closests, main floor laundry, large kitchen with island, wonderful living room with vaulted ceilings and enclosed side porch. Large level lot with oversize 2 Car Garage.

5. 2025-04-18
   soldstatus $129,000 242-char remark

   Show marketing remark (242 chars)

   Adorable 3 bedroom home in Cambridge. Main Floor has master suite with 2 closests, main floor laundry, large kitchen with island, wonderful living room with vaulted ceilings and enclosed side porch. Large level lot with oversize 2 Car Garage.

6. 2025-03-23
   historical Under Contract 242-char remark

   Show marketing remark (242 chars)

   Adorable 3 bedroom home in Cambridge. Main Floor has master suite with 2 closests, main floor laundry, large kitchen with island, wonderful living room with vaulted ceilings and enclosed side porch. Large level lot with oversize 2 Car Garage.

7. 2024-12-05
   listed $139,000 Active 242-char remark

   Show marketing remark (242 chars)

   Adorable 3 bedroom home in Cambridge. Main Floor has master suite with 2 closests, main floor laundry, large kitchen with island, wonderful living room with vaulted ceilings and enclosed side porch. Large level lot with oversize 2 Car Garage.

8. 2024-11-14
   listed $139,000 242-char remark

   Show marketing remark (242 chars)

   Adorable 3 bedroom home in Cambridge. Main Floor has master suite with 2 closests, main floor laundry, large kitchen with island, wonderful living room with vaulted ceilings and enclosed side porch. Large level lot with oversize 2 Car Garage.

9. 2001-07-05
   soldstatus $76,025
10. 2001-03-30
    listed $75,900

ⓘ 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: $1,425 · $119/mo
• Projected year-2 tax: $2,358 · $197/mo
• Expected delta: +$933/yr (+$78/mo · 65.5%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,435
• − Mortgage interest: −$8,122
• − Property taxes: −$1,425
• − Insurance: −$725
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$4,218
• Taxable loss: −$3,205
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $108/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: Cambridge CUSD 227
• NCES district ID: 1708160
• Math proficiency: 28% ▲ 4.00%
• Reading proficiency: 37% ▲ 10.00%
• Median HH income: $55,653
• Composite: 28.79/100
• National rank: #6663
• State rank: #215 of 620 in IL

Livability — Cambridge

• Score: 66/100
• State rank: #584
• US rank: #12167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, IL
• Population (ZIP): 2,705

Population outlook (Henry County) Hauer SSP2

• Today (2025): 47,376 people
• By 2030: 45,920 · -3.1%
• By 2040: 42,829 · -9.6%
• By 2050: 39,606 · -16.4%
• By 2075: 31,848 · -32.8%
• By 2100: 23,503 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2%
• Common ancestry: English 6% Scottish 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Henry

• 2024 margin: Strong R (+24.5) · D 36.8% · R 61.3% · Other 1.9%
• 2008→2024 swing: -32.2pp toward R · 2008: 7.7pp · 2024: -24.5pp
• All cycles: 2024: R+24.5 2020: R+21.4 2016: R+21.2 2012: D+3.1 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.34%
• Current HPI: 276.25
• 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

+91.0% since first listed

10 events — show timeline

• 2026-03-30 Pending — MRED as Distributed by MLS Grid
• 2026-02-05 Listed $145,000 MRED as Distributed by MLS Grid
• 2025-04-28 Sold (Public Records) $129,000 Public Records
• 2025-04-18 Sold (MLS) $129,000 MRED as Distributed by MLS Grid
• 2025-04-18 Sold (MLS) $129,000 RMLSA as Distributed by MLS Grid
• 2025-03-23 Contingent — RMLSA as Distributed by MLS Grid
• 2024-12-05 Listed $139,000 RMLSA as Distributed by MLS Grid
• 2024-11-14 Listed $139,000 MRED as Distributed by MLS Grid
• 2001-07-05 Sold (MLS) $76,025 RMLSA as Distributed by MLS Grid
• 2001-03-30 Listed $75,900 RMLSA as Distributed by MLS Grid

Property tax history

-0.0%/yr

Latest (2024): $1,425 · +0.3% YoY. Source: county tax records.