121 W Maple St · Hartford, IL 62048

$21,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 77 Days on market

Built 1930 0.43 ac lot ↓ 50% since listing

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Calling all investors and rehabbers! This home is down to the studs with some of the work already started. A great chance to finish it your way and build equity. Sold as is. Seller to make no repairs.

Key facts

• 0.43 acre lot
• Built 1930
• Listed 76 days

Property features AI

Finance

• Financial info: No home warranty

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Level lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Other heating; Other cooling
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $21k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($650 rent vs $21k).
• Recommended offer: $20k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#936 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• East Alton-Wood River Chsd 14 (suburban): math 10% / reading 20% proficiency, ranked #793 of 919 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Alton-Wood River High Sch (math 8% / reading 12%, grade F, #567 of 693 statewide, top 83%, 537 students, 0% FRL).
• Market conditions: 6 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $849 of equity ($145 loan paydown + $704 appreciation (3.4% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,740 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1930 — 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. 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.
7. 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.
8. 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: 3.10% ✓
• Cap rate: 27.34%
• Cash-on-cash: 75.18%
• DSCR: 4.35
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $67,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 W Maple St	0.03mi	2/1.0	864 (+6%)	4mo	$65,000	$75	85
130 E Maple St	0.20mi	3/1.0 (+1)	814 (-0%)	7mo	$93,000	$114	79
107 E 1st St	0.22mi	2/1.0	768 (-6%)	6mo	$70,000	$91	75
120 E 1st St	0.27mi	2/1.0	840 (+3%)	10mo	$69,900	$83	74
125 E Forest St	0.22mi	2/1.0	840 (+3%)	16mo	$82,000	$98	71
102 E 4th St	0.36mi	2/1.0	879 (+8%)	6mo	$27,900	$32	66
204 E 5th St	0.46mi	2/1.0	792 (-3%)	14mo	$69,900	$88	62
119 W 5th St	0.36mi	2/1.0	720 (-12%)	2mo	$89,900	$125	62
116 E Elm St	0.23mi	2/1.0	902 (+10%)	17mo	$39,900	$44	58
113 E First St E	0.24mi	2/1.0	912 (+12%)	17mo	$75,000	$82	55
112 E 5th	0.43mi	1/— (-1)	864 (+6%)	18mo	$35,000	$41	50
100 E 3rd St E	0.31mi	2/1.0	925 (+13%)	22mo	$39,000	$42	45

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

Projected returns pro-forma

3.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 80.0%
• Equity multiple: 5.49×
• Total profit: $26,396
• Equity at exit: $9,863

10-year hold

• IRR: 79.3%
• Equity multiple: 11.31×
• Total profit: $60,622
• Equity at exit: $15,535

Cash invested: $5,880 (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 62048

• Home prices YoY: 2.0%
• Active inventory: 6
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $650 medium
• Mortgage (P&I): −$110
• Tax est. 1.5%: −$26 /mo · $315/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$136
• Net cashflow: $368

Break-even live

Break-even rent $184

Max offer price $21,000

Occupancy floor 38%

Sensitivity live

Price	-10% $383	-5% $376	+0% $368	+5% $361	+10% $354
Rent	-10% $317	-5% $343	+0% $368	+5% $394	+10% $420
Rate	-1.0pp $379	-0.5pp $374	base $368	+0.5pp $363	+1.0pp $357

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: $5,250
• Closing costs: $630
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 W 1st St Unit C Roxana, IL	1.0	1.0	700	$650	$0.93	2d	1	1.30mi
111 S Central Ave Roxana, IL	1.0	1.0	600	$650	$1.08	2d	1	1.35mi

Listing history 21 events

1. 2026-06-21
   days on market $21,000 Active 77 DOM
2. 2026-06-18
   days on market $21,000 Active 74 DOM
3. 2026-06-17
   days on market $21,000 Active 73 DOM
4. 2026-06-16
   days on market $21,000 Active 72 DOM
5. 2026-06-15
   days on market $21,000 Active 71 DOM
6. 2026-06-13
   days on market $21,000 Active 69 DOM
7. 2026-06-13
   pricedays on market $21,000 Active 68 DOM
8. 2026-06-09
   days on market $23,500 Active 65 DOM
9. 2026-06-08
   days on market $23,500 Active 64 DOM
10. 2026-06-07
    pricedays on market $23,500 Active 63 DOM
11. 2026-06-03
    days on market $25,000 Active 59 DOM
12. 2026-06-02
    days on market $25,000 Active 58 DOM
13. 2026-06-01
    days on market $25,000 Active 57 DOM
14. 2026-05-31
    days on market $25,000 Active 56 DOM
15. 2026-04-27
    status Active
16. 2026-04-27
    price $25,000
17. 2026-04-03
    status Pending
18. 2026-03-26
    price $26,000
19. 2026-03-19
    price $28,500
20. 2026-03-12
    listed $29,900 Active
21. 1988-09-28
    soldstatus $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $7,800
• − Mortgage interest: −$1,176
• − Property taxes: −$315
• − Insurance: −$105
• − Repairs & maintenance: −$624
• − Management: −$624
• − Depreciation: −$611
• Taxable income: $4,345
• Est. tax owed @ 24.0%: −$1,043
• After-tax cash flow: $3,378/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: East Alton-Wood River Chsd 14
• NCES district ID: 1712990
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $35,977
• Composite: 15.86/100
• National rank: #14315
• State rank: #793 of 919 in IL

Livability — Hartford

• Score: 61/100
• State rank: #936
• US rank: #18215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartford, IL
• City population: 2,180
• Population (ZIP): 1,456

Population outlook (Madison County) Hauer SSP2

• Today (2025): 258,371 people
• By 2030: 251,523 · -2.7%
• By 2040: 233,640 · -9.6%
• By 2050: 213,042 · -17.5%
• By 2075: 165,255 · -36.0%
• By 2100: 123,953 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Madison

• 2024 margin: R (+13.3) · D 42.5% · R 55.8% · Other 1.8%
• 2008→2024 swing: -22.5pp toward R · 2008: 9.2pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+13.2 2016: R+15.6 2012: R+1.4 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.35%
• Current HPI: 172.2454
• 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

-50.0% since first listed

7 events — show timeline

• 2026-04-27 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-27 Price Changed $25,000 MARIS as Distributed by MLS Grid
• 2026-04-03 Pending — MARIS as Distributed by MLS Grid
• 2026-03-26 Price Changed $26,000 MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $28,500 MARIS as Distributed by MLS Grid
• 2026-03-12 Listed $29,900 MARIS as Distributed by MLS Grid
• 1988-09-28 Sold (Public Records) $50,000 Public Records

Property tax history

+8.8%/yr

Latest (2024): $1,524 · +5.6% YoY. Source: county tax records.