214 W 3rd St · Brocton, IL 61917

$28,000

1 bd · 1.0 ba · 800 sqft · SingleFamily · 10 Days on market

Built 1900 0.29 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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Nice 1 bed 1 bath home. Hardwood floors on 2 lots

Key facts

• 0.29 acre lot
• Built 1900
• Listed 10 days

Property features AI

Finance

• Other: Possession at closing; Listing broker: RE/MAX Choice-Tuscola
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One story; Fee simple ownership; Estimated living area; Property age over 100 years; Built before 1978
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 87 x 147

Interior

• Kitchen: Kitchen on main level with vinyl flooring
• Bedrooms: One bedroom (main level); Additional bedroom placeholders listed
• Flooring: Hardwood flooring in living room, dining room and master bedroom; Vinyl flooring in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Four total rooms; Crawl space basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($805 rent vs $28k).

Location & tenants

• Location reads 55/100 on livability (#1,239 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D, schools F, crime F.
• Shiloh CUSD 1 (rural): math 9% / reading 13% proficiency, ranked #816 of 919 in IL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 6 units permitted in Edgar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($194 loan paydown + $840 appreciation (3.0% local appreciation)).
• Edgar County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,000

Questions for the listing agent

1. Built in 1900 — 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 F 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: 2.88% ✓
• Cap rate: 25.80%
• Cash-on-cash: 69.65%
• DSCR: 4.10
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 74.3%
• Equity multiple: 5.13×
• Total profit: $32,361
• Equity at exit: $12,590

10-year hold

• IRR: 73.8%
• Equity multiple: 10.51×
• Total profit: $74,593
• Equity at exit: $19,403

Cash invested: $7,840 (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 61917

• Active inventory: 4
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $805 medium
• Mortgage (P&I): −$147
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $455

Break-even live

Break-even rent $229

Max offer price $28,000

Occupancy floor 38%

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $28,000 Active 10 DOM
2. 2026-06-17
   days on market $28,000 Active 9 DOM
3. 2026-06-16
   days on market $28,000 Active 8 DOM
4. 2026-06-15
   days on market $28,000 Active 7 DOM
5. 2026-06-13
   days on market $28,000 Active 5 DOM
6. 2026-06-12
   days on market $28,000 Active 4 DOM
7. 2026-06-09
   remarks 49-char remark
8. 2026-06-09
   listed $28,000 Active 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: $271 · $23/mo
• Projected year-2 tax: $454 · $38/mo
• Expected delta: +$182/yr (+$15/mo · 67.1%)

ⓘ 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 · 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: $9,664
• − Mortgage interest: −$1,568
• − Property taxes: −$271
• − Insurance: −$140
• − Repairs & maintenance: −$773
• − Management: −$773
• − Depreciation: −$815
• Taxable income: $5,323
• Est. tax owed @ 24.0%: −$1,278
• After-tax cash flow: $4,183/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: Shiloh CUSD 1
• NCES district ID: 1700122
• Math proficiency: 9% ▼ -1.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $45,781
• Composite: 13.65/100
• National rank: #14481
• State rank: #816 of 919 in IL

Livability — Brocton

• Score: 55/100
• State rank: #1239
• US rank: #23239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brocton, IL
• Population (ZIP): 411

Population outlook (Edgar County) Hauer SSP2

• Today (2025): 15,960 people
• By 2030: 14,978 · -6.2%
• By 2040: 12,990 · -18.6%
• By 2050: 11,087 · -30.5%
• By 2075: 7,338 · -54.0%
• By 2100: 4,526 · -71.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Portuguese 1% Iranian 1% Slovak 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Edgar

• 2024 margin: Solid R (+52.4) · D 23.0% · R 75.3% · Other 1.7%
• 2008→2024 swing: -44.4pp toward R · 2008: -7.9pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+52.5 2016: R+49.5 2012: R+32.8 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-08 Listed $28,000 MRED as Distributed by MLS Grid

Property tax history

-2.3%/yr

Latest (2024): $271 · +6.4% YoY. Source: county tax records.