1500 N Cr 150e Rd

Atwood, IL 61913

$95,000B

4 bd · 1.0 ba · 3,165 sqft · Built 1920 · SingleFamily · Active · 486 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,338/mo
• Mortgage (P&I): −$498
• Tax + insurance: −$115
• HOA: −$0
• Vac / Maint / Mgmt: −$281
• Net cashflow: $444/mo
• Annual: $5,329/yr
• Cap rate: 11.90%
• Cash-on-cash: 20.03%
• DSCR: 1.89
• 1% rule: 1.41%
• Cash to close: $26,600

Investor read

• This is a 4-bed/1.0-bath single-family listed at $95k. Condition is rated poor.
• 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).
• It's been on market 486 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• In year one you build about $800 of equity ($657 loan paydown + $143 appreciation (0.1% local appreciation)).
• 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.
• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 7 active listings in the ZIP; 36 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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