16 Knight Ln · Westville, IL 61883

$133,000

4 bd · 3.0 ba · 1,959 sqft · SingleFamily · 44 Days on market

Built 1987 0.81 ac lot $68/sqft · 18% below area Est $162k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Appreciation +5.5/10.0
• 1% rule +5.1/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

This four bedroom ranch home in Westville offers plenty of space in a great location. It's within walking distance to Westville Jr. High and right down the street from the park. This property sits on 0.81 acres, with a large fenced backyard and two-car attached garage. Come check it out! This property is being sold AS-IS. All listing information is taken from public record and is not guaranteed.

Key facts

• 0.81 acre lot
• 2 garage spots
• Built 1987

Tags

• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $-32 ($-384/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (4.2% below list).
• Meets the 1% rule at list price ($1k rent vs $133k).
• Recommended offer: $127k (4.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#404 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Westville CUSD 2 (suburban): math 8% / reading 9% proficiency, ranked #590 of 620 in IL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Judith Giacoma Elem School (math 8% / reading 9%, grade F, #1,617 of 2,056 statewide, top 79%, 671 students, 0% FRL); Westville Jr High School (math 8% / reading 8%, grade F, #612 of 665 statewide, top 93%, 177 students, 0% FRL); Westville High School (math 8% / reading 8%, grade F, #589 of 693 statewide, top 86%, 350 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 active listings in the ZIP; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($920 loan paydown + $1k appreciation (1.0% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $127,350 (4.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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: 1.01% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 8.3

CMA / ARV

• ARV (median comp): $161,544
• List price: $133,000
• Delta: -17.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Knight Ln	0.00mi	4/3.0	1,959 (0%)	0mo	$133,000	$68	100
15 Murray Dr	0.10mi	3/2.0 (-1)	1,773 (-10%)	22mo	$200,000	$113	52

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

Projected returns pro-forma

1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $622
• Equity at exit: $45,454

10-year hold

• IRR: 5.2%
• Equity multiple: 1.63×
• Total profit: $23,461
• Equity at exit: $60,443

Cash invested: $37,240 (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 61883

• Home prices YoY: 0.4%
• Active inventory: 15
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$337 /mo · $4,043/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-32

Break-even live

Break-even rent $1,379

Max offer price $127,350

Occupancy floor 97%

Sensitivity live

Price	-10% $43	-5% $6	+0% $-32	+5% $-70	+10% $-107
Rent	-10% $-138	-5% $-85	+0% $-32	+5% $21	+10% $74
Rate	-1.0pp $35	-0.5pp $2	base $-32	+0.5pp $-66	+1.0pp $-102

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-14
   listed $133,000 Active 398-char remark

   Show marketing remark (398 chars)

   This four bedroom ranch home in Westville offers plenty of space in a great location. It's within walking distance to Westville Jr. High and right down the street from the park. This property sits on 0.81 acres, with a large fenced backyard and two-car attached garage. Come check it out! This property is being sold AS-IS. All listing information is taken from public record and is not guaranteed.

2. 2006-01-05
   soldstatus $117,000
3. 1986-02-18
   soldstatus $7,500
4. 1984-02-07
   soldstatus $10,000

ⓘ 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: $4,043 · $337/mo
• Projected year-2 tax: $4,043 · $337/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 ≥104°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: $16,068
• − Mortgage interest: −$7,450
• − Property taxes: −$4,043
• − Insurance: −$665
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$3,869
• Taxable loss: −$2,530
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $223/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: Westville CUSD 2
• NCES district ID: 1710820
• Math proficiency: 8% ▼ -4.00%
• Reading proficiency: 9% ▼ -4.00%
• Median HH income: $41,214
• Composite: 7.54/100
• National rank: #9949
• State rank: #590 of 620 in IL

Livability — Westville

• Score: 69/100
• State rank: #404
• US rank: #8382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westville, IL
• City population: 4,424
• Population (ZIP): 4,424

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 1.01%
• Current HPI: 230.8944
• 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

+1230.0% since first listed

4 events — show timeline

• 2026-04-14 Listed $133,000 CIBR
• 2006-01-05 Sold (Public Records) $117,000 Public Records
• 1986-02-18 Sold (Public Records) $7,500 Public Records
• 1984-02-07 Sold (Public Records) $10,000 Public Records

Property tax history

+3.0%/yr

Latest (2024): $4,043 · +10.1% YoY. Source: county tax records.