106 W Reynolds St · Newton, IL 62448

$50,000

5 bd · 2.0 ba · 2,302 sqft · Townhouse · 144 Days on market

Built 1906 0.49 ac lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 5-bedroom, 2-bath, 2,176 sq ft single-family home in Newton, IL, on a 5,227.2 sq ft lot with siding exterior, front porch, double-pane windows, concrete/shared driveway, three-car garage, and workshop, offered as-is only. Interior features a flexible layout with a mix of hardwood, carpet, and some unfinished flooring, plus a wet basement that is half slab and half foundation with no water entering the living space, along with city water and sewer, updated PVC/PEX water lines, two newer breaker boxes, a roughly 6-year-old water heater, a 5-year-old furnace.

Key facts

• Siding exterior
• Front porch
• Flexible layout

Tags

• SIDING EXTERIOR
• FRONT PORCH
• DOUBLE-PANE WINDOWS
• CONCRETE SHARED DRIVEWAY
• WORKSHOP
• FLEXIBLE LAYOUT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $50k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#809 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, amenities F.
• Jasper County CUD 1 (town): math 29% / reading 30% proficiency, ranked #253 of 620 in IL (top 41%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• Jasper County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $29k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $50k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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 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?
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: 2.64% ✓
• Cap rate: 23.07%
• Cash-on-cash: 59.93%
• DSCR: 3.67
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.1%
• Equity multiple: 6.13×
• Total profit: $71,779
• Equity at exit: $45,044

10-year hold

• IRR: 66.0%
• Equity multiple: 13.60×
• Total profit: $176,401
• Equity at exit: $97,139

Cash invested: $14,000 (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 62448

• Home prices YoY: 13.4%
• Active inventory: 18
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $699

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 42%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-31
   days on market $50,000 Active 144 DOM
2. 2026-05-31
   days on market $50,000 Active 143 DOM
3. 2026-05-09
   price $50,000 571-char remark

   Show marketing remark (571 chars)

   Spacious 5-bedroom, 2-bath, 2,176 sq ft single-family home in Newton, IL, on a 5,227.2 sq ft lot with siding exterior, front porch, double-pane windows, concrete/shared driveway, three-car garage, and workshop, offered as-is only. Interior features a flexible layout with a mix of hardwood, carpet, and some unfinished flooring, plus a wet basement that is half slab and half foundation with no water entering the living space, along with city water and sewer, updated PVC/PEX water lines, two newer breaker boxes, a roughly 6-year-old water heater, a 5-year-old furnace.

4. 2026-04-15
   price $55,000 571-char remark

   Show marketing remark (571 chars)

   Spacious 5-bedroom, 2-bath, 2,176 sq ft single-family home in Newton, IL, on a 5,227.2 sq ft lot with siding exterior, front porch, double-pane windows, concrete/shared driveway, three-car garage, and workshop, offered as-is only. Interior features a flexible layout with a mix of hardwood, carpet, and some unfinished flooring, plus a wet basement that is half slab and half foundation with no water entering the living space, along with city water and sewer, updated PVC/PEX water lines, two newer breaker boxes, a roughly 6-year-old water heater, a 5-year-old furnace.

5. 2026-04-02
   status Active 571-char remark

   Show marketing remark (571 chars)

   Spacious 5-bedroom, 2-bath, 2,176 sq ft single-family home in Newton, IL, on a 5,227.2 sq ft lot with siding exterior, front porch, double-pane windows, concrete/shared driveway, three-car garage, and workshop, offered as-is only. Interior features a flexible layout with a mix of hardwood, carpet, and some unfinished flooring, plus a wet basement that is half slab and half foundation with no water entering the living space, along with city water and sewer, updated PVC/PEX water lines, two newer breaker boxes, a roughly 6-year-old water heater, a 5-year-old furnace.

6. 2026-03-31
   historical 571-char remark

   Show marketing remark (571 chars)

   Spacious 5-bedroom, 2-bath, 2,176 sq ft single-family home in Newton, IL, on a 5,227.2 sq ft lot with siding exterior, front porch, double-pane windows, concrete/shared driveway, three-car garage, and workshop, offered as-is only. Interior features a flexible layout with a mix of hardwood, carpet, and some unfinished flooring, plus a wet basement that is half slab and half foundation with no water entering the living space, along with city water and sewer, updated PVC/PEX water lines, two newer breaker boxes, a roughly 6-year-old water heater, a 5-year-old furnace.

7. 2026-03-19
   price $60,000 571-char remark

   Show marketing remark (571 chars)

   Spacious 5-bedroom, 2-bath, 2,176 sq ft single-family home in Newton, IL, on a 5,227.2 sq ft lot with siding exterior, front porch, double-pane windows, concrete/shared driveway, three-car garage, and workshop, offered as-is only. Interior features a flexible layout with a mix of hardwood, carpet, and some unfinished flooring, plus a wet basement that is half slab and half foundation with no water entering the living space, along with city water and sewer, updated PVC/PEX water lines, two newer breaker boxes, a roughly 6-year-old water heater, a 5-year-old furnace.

8. 2026-02-28
   price $65,000 571-char remark

   Show marketing remark (571 chars)

   Spacious 5-bedroom, 2-bath, 2,176 sq ft single-family home in Newton, IL, on a 5,227.2 sq ft lot with siding exterior, front porch, double-pane windows, concrete/shared driveway, three-car garage, and workshop, offered as-is only. Interior features a flexible layout with a mix of hardwood, carpet, and some unfinished flooring, plus a wet basement that is half slab and half foundation with no water entering the living space, along with city water and sewer, updated PVC/PEX water lines, two newer breaker boxes, a roughly 6-year-old water heater, a 5-year-old furnace.

9. 2026-02-04
   price $69,000 571-char remark

   Show marketing remark (571 chars)

   Spacious 5-bedroom, 2-bath, 2,176 sq ft single-family home in Newton, IL, on a 5,227.2 sq ft lot with siding exterior, front porch, double-pane windows, concrete/shared driveway, three-car garage, and workshop, offered as-is only. Interior features a flexible layout with a mix of hardwood, carpet, and some unfinished flooring, plus a wet basement that is half slab and half foundation with no water entering the living space, along with city water and sewer, updated PVC/PEX water lines, two newer breaker boxes, a roughly 6-year-old water heater, a 5-year-old furnace.

10. 2026-01-14
    price $75,000 571-char remark

    Show marketing remark (571 chars)

    Spacious 5-bedroom, 2-bath, 2,176 sq ft single-family home in Newton, IL, on a 5,227.2 sq ft lot with siding exterior, front porch, double-pane windows, concrete/shared driveway, three-car garage, and workshop, offered as-is only. Interior features a flexible layout with a mix of hardwood, carpet, and some unfinished flooring, plus a wet basement that is half slab and half foundation with no water entering the living space, along with city water and sewer, updated PVC/PEX water lines, two newer breaker boxes, a roughly 6-year-old water heater, a 5-year-old furnace.

11. 2026-01-05
    listed $79,000 Active 571-char remark

    Show marketing remark (571 chars)

    Spacious 5-bedroom, 2-bath, 2,176 sq ft single-family home in Newton, IL, on a 5,227.2 sq ft lot with siding exterior, front porch, double-pane windows, concrete/shared driveway, three-car garage, and workshop, offered as-is only. Interior features a flexible layout with a mix of hardwood, carpet, and some unfinished flooring, plus a wet basement that is half slab and half foundation with no water entering the living space, along with city water and sewer, updated PVC/PEX water lines, two newer breaker boxes, a roughly 6-year-old water heater, a 5-year-old furnace.

12. 2024-11-20
    historical
13. 2024-10-16
    listed Active
14. 2017-06-02
    soldstatus $32,000
15. 2017-06-02
    soldstatus $32,000
16. 2017-01-30
    listed $39,440
17. 2017-01-30
    listed $39,440
18. 2003-09-04
    historical

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $15,868
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$1,455
• Taxable income: $8,074
• Est. tax owed @ 24.0%: −$1,938
• After-tax cash flow: $6,452/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: Jasper County CUD 1
• NCES district ID: 1720380
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $50,304
• Composite: 25.82/100
• National rank: #7358
• State rank: #253 of 620 in IL

Livability — Newton

• Score: 63/100
• State rank: #809
• US rank: #15982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, IL
• Population (ZIP): 5,263

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 9,203 people
• By 2030: 8,927 · -3.0%
• By 2040: 8,350 · -9.3%
• By 2050: 7,733 · -16.0%
• By 2075: 6,335 · -31.2%
• By 2100: 4,960 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+65.2) · D 16.8% · R 82.1% · Other 1.1%
• 2008→2024 swing: -47.7pp toward R · 2008: -17.6pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.4 2016: R+59.7 2012: R+41.2 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.86%
• Current HPI: 201.3868
• 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

+26.8% since first listed

16 events — show timeline

• 2026-05-09 Price Changed $50,000 MRED as Distributed by MLS Grid
• 2026-04-15 Price Changed $55,000 MRED as Distributed by MLS Grid
• 2026-04-02 Relisted — MRED as Distributed by MLS Grid
• 2026-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2026-03-19 Price Changed $60,000 MRED as Distributed by MLS Grid
• 2026-02-28 Price Changed $65,000 MRED as Distributed by MLS Grid
• 2026-02-04 Price Changed $69,000 MRED as Distributed by MLS Grid
• 2026-01-14 Price Changed $75,000 MRED as Distributed by MLS Grid
• 2026-01-05 Listed $79,000 MRED as Distributed by MLS Grid
• 2024-11-20 Listing Removed — MRED as Distributed by MLS Grid
• 2024-10-16 Listed — MRED as Distributed by MLS Grid
• 2017-06-02 Sold (MLS) $32,000 RMLSA as Distributed by MLS Grid
• 2017-06-02 Sold (MLS) $32,000 MRED as Distributed by MLS Grid
• 2017-01-30 Listed $39,440 RMLSA as Distributed by MLS Grid
• 2017-01-30 Listed $39,440 MRED as Distributed by MLS Grid
• 2003-09-04 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $2,658 · +3.0% YoY. Source: county tax records.