211 S West St · Cambridge, IL 61238

$93,500

4 bd · 1.0 ba · 1,732 sqft · SingleFamily public records · 37 Days on market

Built 1907 0.34 ac lot $54/sqft · 25% below area Est $125k · 25% under

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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 +9.2/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Large 2 story home with 3 beds, 2 baths, formal dining, wrap around porch, main level laundry and a 2 car garage. Huge fenced in yard as well.

Key facts

• Wrap around porch
• Fenced in yard
• 0.34 acre lot

Tags

• WRAP AROUND PORCH
• FENCED IN YARD

Property features AI

Finance

• Other: Lot dimensions approximately 254 x 66 x 254 x 68; Lot size about 0.25–0.49 acre; Total finished and unfinished area approximately 2,634 sq ft (includes unfinished basement of 902 sq ft); Main level area approximately 902; upper level approximately 830
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story; Fee simple ownership; Property over 100 years old; Built before 1978
• Construction: Asphalt roof; Brick/mortar foundation; Other construction materials; Approximately 1,732 finished living area
• Exterior features: Deck; Level lot

Interior

• Kitchen: Kitchen on main level (11 x 13); Range; Dishwasher
• Bedrooms: Master bedroom on second level (13 x 13); Second bedroom on second level (13 x 9); Third bedroom on second level (10 x 13)
• Flooring: Hardwood flooring in living room, dining room and kitchen; Carpet in master bedroom and one bedroom; Tile in laundry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 6 total rooms; Separate dining room; Unfinished full basement
• Laundry & utility: Main level laundry (7 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.

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: schools F, amenities F, commute 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.
• 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 $8k of equity ($646 loan paydown + $8k 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,695 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.58% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.94%
• DSCR: 1.75
• GRM: 5.3

CMA / ARV

• ARV (median comp): $124,512
• List price: $93,500
• Delta: -24.91%
• 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
214 S 3rd St	0.12mi	4/1.5	1,762 (+2%)	11mo	$70,000	$40	80
214 S 3rd St	0.12mi	4/1.5	1,762 (+2%)	11mo	$70,000	$40	80
316 W North St	0.44mi	3/1.5 (-1)	1,836 (+6%)	2mo	$190,000	$103	61
212 S East St	0.19mi	4/1.5	1,524 (-12%)	11mo	$136,000	$89	60
315 W Locust St	0.28mi	4/1.0	1,488 (-14%)	6mo	$75,000	$50	59
314 W Locust St	0.31mi	3/1.5 (-1)	1,900 (+10%)	7mo	$129,900	$68	56
204 W Locust St	0.36mi	3/1.5 (-1)	1,488 (-14%)	4mo	$110,000	$74	50
108 N Poplar St	0.71mi	3/2.0 (-1)	1,688 (-2%)	5mo	$128,500	$76	50
419 N Main St	0.60mi	3/1.0 (-1)	1,599 (-8%)	12mo	$145,000	$91	44
315 N East St	0.45mi	3/2.0 (-1)	1,472 (-15%)	5mo	$12,250	$8	41
101 New St	0.29mi	3/3.5 (-1)	1,500 (-13%)	15mo	$186,000	$124	36
204 Maple St	0.46mi	4/3.0	1,472 (-15%)	13mo	$200,000	$136	35

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: 33.9%
• Equity multiple: 3.45×
• Total profit: $64,220
• Equity at exit: $73,208

10-year hold

• IRR: 30.1%
• Equity multiple: 7.46×
• Total profit: $169,197
• Equity at exit: $147,440

Cash invested: $26,180 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$490
• Tax from tax record: −$271 /mo · $3,256/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $370

Break-even live

Break-even rent $1,013

Max offer price $93,500

Occupancy floor 70%

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   price $93,500 Active 37 DOM
2. 2026-06-18
   days on market $110,000 Active 37 DOM
3. 2026-06-17
   days on market $110,000 Active 36 DOM
4. 2026-06-16
   days on market $110,000 Active 35 DOM
5. 2026-06-15
   days on market $110,000 Active 34 DOM
6. 2026-06-13
   days on market $110,000 Active 32 DOM
7. 2026-06-12
   days on market $110,000 Active 31 DOM
8. 2026-06-09
   days on market $110,000 Active 28 DOM
9. 2026-06-08
   days on market $110,000 Active 27 DOM
10. 2026-06-07
    days on market $110,000 Active 26 DOM
11. 2026-06-04
    days on market $110,000 Active 22 DOM
12. 2026-06-02
    days on market $110,000 Active 21 DOM
13. 2026-06-01
    days on market $110,000 Active 20 DOM
14. 2026-05-31
    days on market $110,000 Active 19 DOM
15. 2026-05-31
    days on market $110,000 Active 18 DOM
16. 2026-05-12
    listed $110,000 Active 143-char remark
17. 2024-03-21
    historical
18. 2024-03-20
    historical
19. 2024-02-24
    historical
20. 2024-02-23
    listed Active
21. 2024-02-23
    historical
22. 2023-08-29
    status Pending
23. 2023-08-28
    historical Under Contract
24. 2023-08-07
    status Active
25. 2023-08-04
    price
26. 2023-05-03
    status Pending
27. 2023-03-20
    listed Active
28. 2023-03-07
    historical
29. 2023-03-06
    historical
30. 2023-01-08
    price
31. 2022-12-12
    listed Active
32. 2021-08-06
    historical
33. 2021-08-06
    historical
34. 2021-08-06
    historical
35. 2021-08-06
    historical
36. 2021-08-06
    historical
37. 2020-09-01
    soldstatus $98,000
38. 2020-08-27
    soldstatus $98,000
39. 2020-08-27
    soldstatus $98,000
40. 2020-05-14
    listed $102,900
41. 2020-05-14
    listed $102,900
42. 2012-01-27
    soldstatus $47,000
43. 2012-01-27
    soldstatus $47,000
44. 2012-01-27
    soldstatus $47,000
45. 2012-01-27
    listed $49,900
46. 2012-01-27
    listed $49,900
47. 2011-09-09
    listed $49,900
48. 2010-03-15
    historical
49. 2005-09-16
    soldstatus $85,000
50. 2005-07-21
    listed $95,000

ⓘ 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: $3,256 · $271/mo
• Projected year-2 tax: $3,256 · $271/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $17,776
• − Mortgage interest: −$5,237
• − Property taxes: −$3,256
• − Insurance: −$468
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$2,720
• Taxable income: $3,251
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $3,656/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

+15.8% since first listed

35 events — show timeline

• 2026-05-12 Listed $110,000 MRED as Distributed by MLS Grid
• 2024-03-21 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-03-20 Listing Removed — MRED as Distributed by MLS Grid
• 2024-02-24 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-02-23 Listing Removed — MRED as Distributed by MLS Grid
• 2024-02-23 Listed — RMLSA as Distributed by MLS Grid
• 2023-08-29 Pending — RMLSA as Distributed by MLS Grid
• 2023-08-28 Contingent — RMLSA as Distributed by MLS Grid
• 2023-08-07 Relisted — RMLSA as Distributed by MLS Grid
• 2023-08-04 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-05-03 Pending — RMLSA as Distributed by MLS Grid
• 2023-03-20 Listed — RMLSA as Distributed by MLS Grid
• 2023-03-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-03-06 Listing Removed — MRED as Distributed by MLS Grid
• 2023-01-08 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-12-12 Listed — 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
• 2021-08-06 Listing Removed — 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
• 2020-09-01 Sold (Public Records) $98,000 Public Records
• 2020-08-27 Sold (MLS) $98,000 MRED as Distributed by MLS Grid
• 2020-08-27 Sold (MLS) $98,000 RMLSA as Distributed by MLS Grid
• 2020-05-14 Listed $102,900 MRED as Distributed by MLS Grid
• 2020-05-14 Listed $102,900 RMLSA as Distributed by MLS Grid
• 2012-01-27 Listed $49,900 MRED as Distributed by MLS Grid
• 2012-01-27 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2012-01-27 Sold (MLS) $47,000 MRED as Distributed by MLS Grid
• 2012-01-27 Sold (MLS) $47,000 RMLSA as Distributed by MLS Grid
• 2012-01-27 Sold (MLS) $47,000 RMLSA as Distributed by MLS Grid
• 2011-09-09 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2010-03-15 Listing Removed — MRED as Distributed by MLS Grid
• 2005-09-16 Sold (MLS) $85,000 RMLSA as Distributed by MLS Grid
• 2005-07-21 Listed $95,000 RMLSA as Distributed by MLS Grid

Property tax history

+7.2%/yr

Latest (2025): $3,256 · +28.9% YoY. Source: county tax records.