1500 N Cr 150e Rd · Atwood, IL 61913

$95,000

4 bd · 1.0 ba · 3,165 sqft · SingleFamily public records · 486 Days on market

Built 1920 Poor condition $30/sqft · 77% below area ↓ 17% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

**UPDATE, UPDATE** HOUSE IS COMPLETELY CLEANED OUT. GET BACK INSIDE! Bring those hammers and let's get to work. Transform this farmhouse into your dream home. As you uncover it's true beauty you will discover original hardwood floors throughout the main floor. The new addition has a 3 car garage with extra space ready for you to finish it out into whatever your heart desires; an exercise room, extra bedroom, maybe even a hidden kitchen pantry! The exra garage behind the house is an great space for storage. There are 1.5 bathrooms BUT another one is just waiting for you to come in and put the finishing touches on it. This home is being SOLD AS IS. Call for you private tour today!

Key facts

• 3 car garage
• 3 garage spots
• Built 1920

Tags

• ORIGINAL HARDWOOD FLOORS
• 3 CAR GARAGE
• HIDDEN KITCHEN PANTRY
• GREAT SPACE FOR STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% 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: schools F, amenities F, commute 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.
• Market conditions: 7 active listings in the ZIP; 36 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $800 of equity ($657 loan paydown + $143 appreciation (0.1% local appreciation)).
• Douglas County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 486 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 486 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.41% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.03%
• DSCR: 1.89
• GRM: 5.9

CMA / ARV

• ARV (median comp): $204,975
• List price: $95,000
• Delta: -53.65%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.2%
• Equity multiple: 1.98×
• Total profit: $26,171
• Equity at exit: $28,303

10-year hold

• IRR: 24.2%
• Equity multiple: 3.72×
• Total profit: $72,411
• Equity at exit: $34,600

Cash invested: $26,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $444

Break-even live

Break-even rent $776

Max offer price $95,000

Occupancy floor 62%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $95,000 Active 486 DOM
2. 2026-06-17
   days on market $95,000 Active 485 DOM
3. 2026-06-16
   days on market $95,000 Active 484 DOM
4. 2026-06-15
   days on market $95,000 Active 483 DOM
5. 2026-06-13
   days on market $95,000 Active 481 DOM
6. 2026-06-12
   days on market $95,000 Active 480 DOM
7. 2026-06-09
   days on market $95,000 Active 477 DOM
8. 2026-06-08
   days on market $95,000 Active 476 DOM
9. 2026-06-07
   days on market $95,000 Active 475 DOM
10. 2026-06-05
    pricedays on market $95,000 Active 473 DOM
11. 2026-06-04
    days on market $125,000 Active 471 DOM
12. 2026-06-02
    days on market $125,000 Active 470 DOM
13. 2026-06-01
    days on market $125,000 Active 469 DOM
14. 2026-05-31
    days on market $125,000 Active 468 DOM
15. 2026-05-31
    days on market $125,000 Active 467 DOM
16. 2025-03-10
    price $125,000 687-char remark

    Show marketing remark (687 chars)

    **UPDATE, UPDATE** HOUSE IS COMPLETELY CLEANED OUT. GET BACK INSIDE! Bring those hammers and let's get to work. Transform this farmhouse into your dream home. As you uncover it's true beauty you will discover original hardwood floors throughout the main floor. The new addition has a 3 car garage with extra space ready for you to finish it out into whatever your heart desires; an exercise room, extra bedroom, maybe even a hidden kitchen pantry! The exra garage behind the house is an great space for storage. There are 1.5 bathrooms BUT another one is just waiting for you to come in and put the finishing touches on it. This home is being SOLD AS IS. Call for you private tour today!

17. 2025-02-17
    listed $150,000 Active 687-char remark

    Show marketing remark (687 chars)

    **UPDATE, UPDATE** HOUSE IS COMPLETELY CLEANED OUT. GET BACK INSIDE! Bring those hammers and let's get to work. Transform this farmhouse into your dream home. As you uncover it's true beauty you will discover original hardwood floors throughout the main floor. The new addition has a 3 car garage with extra space ready for you to finish it out into whatever your heart desires; an exercise room, extra bedroom, maybe even a hidden kitchen pantry! The exra garage behind the house is an great space for storage. There are 1.5 bathrooms BUT another one is just waiting for you to come in and put the finishing touches on it. This home is being SOLD AS IS. Call for you private tour today!

18. 2025-02-17
    historical

    Show marketing remark (687 chars)

    **UPDATE, UPDATE** HOUSE IS COMPLETELY CLEANED OUT. GET BACK INSIDE! Bring those hammers and let's get to work. Transform this farmhouse into your dream home. As you uncover it's true beauty you will discover original hardwood floors throughout the main floor. The new addition has a 3 car garage with extra space ready for you to finish it out into whatever your heart desires; an exercise room, extra bedroom, maybe even a hidden kitchen pantry! The exra garage behind the house is an great space for storage. There are 1.5 bathrooms BUT another one is just waiting for you to come in and put the finishing touches on it. This home is being SOLD AS IS. Call for you private tour today!

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: +$627/yr (+$52/mo · 69.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,056
• − Mortgage interest: −$5,321
• − Property taxes: −$902
• − Insurance: −$475
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$2,764
• Taxable income: $4,025
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $4,363/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and cleaning to be move-in ready. Significant structural and aesthetic improvements are needed to increase its value.

Repairs flagged

• Major Exposed ceiling — Structural damage
• Major Cluttered kitchen — Needs cleaning and organization
• Major Cluttered bathrooms — Needs cleaning and organization
• Major Cluttered exterior — Needs cleaning and organization
• Major Cluttered interior walls/paint — Needs cleaning and organization
• Major Cluttered systems — Needs cleaning and organization

Value-add opportunities

• Both Clean and organize the entire house — Improves both resale and rental value
• Both Replace ceiling and structural repairs — Improves both resale and rental value
• Both Paint interior walls and exterior — Improves both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed ceiling · Structural damage	Major	$15,000–50,000
Cluttered kitchen · Needs cleaning and organization	Major	$15,000–50,000
Cluttered bathrooms · Needs cleaning and organization	Major	$15,000–50,000
Cluttered exterior · Needs cleaning and organization	Major	$15,000–50,000
Cluttered interior walls/paint · Needs cleaning and organization	Major	$15,000–50,000
Cluttered systems · Needs cleaning and organization	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Clean and organize the entire house — Improves both resale and rental value ↑
• Both Replace ceiling and structural repairs — Improves both resale and rental value ↑
• Both Paint interior walls and exterior — Improves both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Population (ZIP): 1,192

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 19,209 people
• By 2030: 18,940 · -1.4%
• By 2040: 18,397 · -4.2%
• By 2050: 17,829 · -7.2%
• By 2075: 16,395 · -14.6%
• By 2100: 14,329 · -25.4%

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 · Douglas

• 2024 margin: Solid R (+46.1) · D 26.1% · R 72.3% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: -21.3pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.4 2016: R+46.3 2012: R+36.8 2008: R+21.3

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

-16.7% since first listed

3 events — show timeline

• 2025-03-10 Price Changed $125,000 MRED as Distributed by MLS Grid
• 2025-02-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-17 Listed $150,000 MRED as Distributed by MLS Grid

Property tax history

-19.2%/yr

Latest (2024): $902 · +11.5% YoY. Source: county tax records.