215 S Missouri St · Atwood, IL 61913

$35,000

1 bd · 1.0 ba · 500 sqft · SingleFamily · 42 Days on market

Built 1970 4,822 sqft lot Est $39k · 10% under

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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
• ARV discount +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.1/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 1-bedroom, 1-bath property with a long-term tenant already in place-perfect for investors seeking immediate rental income. The current tenant would love to stay, offering stability and a seamless transition for the new owner. A great opportunity to expand your portfolio with a low-maintenance, income-producing property.

Key facts

• 4,822 sq ft lot
• Built 1970
• Listed 42 days

Property features AI

Finance

• Other: Living area estimated
• Financial info: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces (owned)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Built 51–60 years ago; Constructed with other materials; Built before 1978
• Exterior features: Lot dimensions approximately 40 x 121; Lot size less than 0.25 acre; Property currently leased

Interior

• Kitchen: Kitchen (main level, 12 x 7)
• Bedrooms: 1 bedroom; Master bedroom (main level, 12 x 9); Additional bedrooms listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 3 total rooms; Living room (20 x 12); Family room; Dining room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($771 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#885 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Arthur CUSD 305 (rural): math 24% / reading 36% proficiency, ranked #252 of 620 in IL (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Atwood-Hammond Grade School (math 17% / reading 37%, grade F, #749 of 2,056 statewide, top 40%, 236 students, 0% FRL); Arthur-Lovington-Atwood-Hammond (math 22% / reading 32%, grade F, #218 of 693 statewide, top 35%, 324 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 34 units permitted in Piatt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $295 of equity ($242 loan paydown + $53 appreciation (0.1% local appreciation)).
• Piatt County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $25k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.20% ✓
• Cap rate: 20.13%
• Cash-on-cash: 49.41%
• DSCR: 3.20
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $39,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 S Missouri St	0.00mi	1/1.0	500 (0%)	1mo	$39,000	$78	99
215 S Missouri St	0.00mi	1/1.0	500 (0%)	1mo	$39,000	$78	99

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

Projected returns pro-forma

0.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.0%
• Equity multiple: 3.54×
• Total profit: $24,914
• Equity at exit: $10,427

10-year hold

• IRR: 53.4%
• Equity multiple: 7.08×
• Total profit: $59,618
• Equity at exit: $12,747

Cash invested: $9,800 (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 61913

• Home prices YoY: 0.1%
• Active inventory: 7
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $771 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$7 /mo · $86/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $404

Break-even live

Break-even rent $260

Max offer price $35,000

Occupancy floor 43%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-31
   statusdays on marketlisting id $35,000 Pending 42 DOM
2. 2026-04-22
   historical Active Under Contract 330-char remark

   Show marketing remark (330 chars)

   Charming 1-bedroom, 1-bath property with a long-term tenant already in place-perfect for investors seeking immediate rental income. The current tenant would love to stay, offering stability and a seamless transition for the new owner. A great opportunity to expand your portfolio with a low-maintenance, income-producing property.

3. 2026-04-22
   historical Contingent - Continue to Show

   Show marketing remark (330 chars)

   Charming 1-bedroom, 1-bath property with a long-term tenant already in place-perfect for investors seeking immediate rental income. The current tenant would love to stay, offering stability and a seamless transition for the new owner. A great opportunity to expand your portfolio with a low-maintenance, income-producing property.

4. 2026-04-17
   listed $35,000 Active 330-char remark

   Show marketing remark (330 chars)

   Charming 1-bedroom, 1-bath property with a long-term tenant already in place-perfect for investors seeking immediate rental income. The current tenant would love to stay, offering stability and a seamless transition for the new owner. A great opportunity to expand your portfolio with a low-maintenance, income-producing property.

5. 2026-04-16
   listed $35,000 Active
6. 2023-02-14
   soldstatus $25,000
7. 2017-08-01
   historical

ⓘ 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: $86 · $7/mo
• Projected year-2 tax: $440 · $37/mo
• Expected delta: +$354/yr (+$30/mo · 413.5%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $9,247
• − Mortgage interest: −$1,961
• − Property taxes: −$86
• − Insurance: −$175
• − Repairs & maintenance: −$740
• − Management: −$740
• − Depreciation: −$1,018
• Taxable income: $4,528
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $3,755/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: Arthur CUSD 305
• NCES district ID: 1704260
• Math proficiency: 24% ▬ 0.00%
• Reading proficiency: 36% ▲ 4.00%
• Median HH income: $48,266
• Composite: 25.99/100
• National rank: #7320
• State rank: #252 of 620 in IL

Livability — Atwood

• Score: 62/100
• State rank: #885
• US rank: #17235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atwood, IL
• Population (ZIP): 1,192

Population outlook (Piatt County) Hauer SSP2

• Today (2025): 15,501 people
• By 2030: 14,978 · -3.4%
• By 2040: 13,805 · -10.9%
• By 2050: 12,563 · -19.0%
• By 2075: 9,916 · -36.0%
• By 2100: 7,295 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Piatt

• 2024 margin: Solid R (+30.5) · D 33.7% · R 64.3% · Other 2.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -12.6pp · 2024: -30.5pp
• All cycles: 2024: R+30.5 2020: R+29.6 2016: R+33.6 2012: R+26.8 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.15%
• Current HPI: 177.4735
• 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

+40.0% since first listed

6 events — show timeline

• 2026-04-22 Contingent — CIBR
• 2026-04-22 Contingent — MRED as Distributed by MLS Grid
• 2026-04-17 Listed $35,000 CIBR
• 2026-04-16 Listed $35,000 MRED as Distributed by MLS Grid
• 2023-02-14 Sold (Public Records) $25,000 Public Records
• 2017-08-01 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-14.3%/yr

Latest (2024): $86 · -84.1% YoY. Source: county tax records.