646 E Mcneil Ave · Hoopeston, IL 60942

$59,900

3 bd · 1.0 ba · 950 sqft · Other · 1 Days on market

Built 1954 8,250 sqft lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +6.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

1 Level Ranch, 3 bedrooms, 1 bath Close to park and move in ready. 1 car garage.

Key facts

• 8,250 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Residential property in a non-specified zoning category

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-family residence; One level / single-story
• Construction: Vinyl siding; Built with crawl space foundation
• Exterior features: Asphalt roof; Gravel road access; Lot dimensions approximately 50 x 165 (19 acres)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas water heater; Range; Refrigerator; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($675 rent vs $60k).

Location & tenants

• Location reads 57/100 on livability (#1,152 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, schools F, amenities F.
• Hoopeston Area CUSD 11 (town): math 9% / reading 15% proficiency, ranked #559 of 620 in IL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (2.8% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $60k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1954 — 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 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?
4. Crime grade is D 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: 1.13% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.80×
• Total profit: $13,476
• Equity at exit: $26,161

10-year hold

• IRR: 16.2%
• Equity multiple: 3.33×
• Total profit: $39,148
• Equity at exit: $39,728

Cash invested: $16,772 (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 60942

• Home prices YoY: 1.4%
• Active inventory: 40
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $675 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$142
• Net cashflow: $109

Break-even live

Break-even rent $536

Max offer price $59,900

Occupancy floor 79%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 E Seminary Ave Unit 13 Hoopeston, IL	2.0	1.0	750	$675	$0.90	13d	1	0.52mi

Listing history 2 events

1. 2026-06-09
   remarks 81-char remark
2. 2026-06-09
   listed $59,900 Pending 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: $1,017 · $85/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$171/yr (+$14/mo · 16.9%)

ⓘ 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 · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,100
• − Mortgage interest: −$3,355
• − Property taxes: −$1,017
• − Insurance: −$300
• − Repairs & maintenance: −$648
• − Management: −$648
• − Depreciation: −$1,743
• Taxable income: $390
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $1,220/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: Hoopeston Area CUSD 11
• NCES district ID: 1719660
• Math proficiency: 9% ▼ -7.00%
• Reading proficiency: 15% ▼ -3.00%
• Median HH income: $40,897
• Composite: 10.39/100
• National rank: #9786
• State rank: #559 of 620 in IL

Livability — Hoopeston

• Score: 57/100
• State rank: #1152
• US rank: #21789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoopeston, IL
• City population: 5,635
• Population (ZIP): 5,635

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4% Black 2% Asian 1%
• Common ancestry: Portuguese 4% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.77%
• Current HPI: 193.4089
• 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

+565.6% since first listed

6 events — show timeline

• 2026-06-08 Pending — CIBR
• 2026-06-08 Listed $59,900 CIBR
• 2010-09-10 Sold (Public Records) $18,000 Public Records
• 1985-09-06 Sold (Public Records) $27,000 Public Records
• 1977-10-21 Sold (Public Records) $23,000 Public Records
• 1972-06-14 Sold (Public Records) $9,000 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,017 · +8.1% YoY. Source: county tax records.