201 W E St · Alpha, IL 61413

$139,500

1 bd · 1.0 ba · 800 sqft · SingleFamily public records · 46 Days on market

Built 1972 6,000 sqft lot

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Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Absolutely IMMACULATE inside & SOOO MUCH LARGER than appears; Seller contractor so home is up to code or BETTER. Open floor plan. fin. Bsmt has electric fireplace w/ stone surround; X-tra shutoffs for heating & plumbing. Sooo organized/soo neat & clean-even the heated garage. Storage galore. Home completely gutted Nov. 2019- everything is new-ductwork, electrical/plumbing-EVERYTHING. JUST MOVE IN. Pls. see additional info sheet for complete details. Is possible to buy this home w/ '0' down. CALL ME TODAY for a PRIVATE VIEWING. Gorgeous home. 1st fl. Laundry.

Key facts

• Open floor plan
• Heated garage
• Stone surround

Tags

• OPEN FLOOR PLAN
• ELECTRIC FIREPLACE
• STONE SURROUND
• HEATED GARAGE
• STORAGE GALORE
• COMPLETELY GUTTED

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Detached garage with 2 spaces; Heated garage; Garage door opener
• Utilities: Private water source; Public sewer; 200+ amp electric service
• Home design: Detached single-family home; One-story
• Construction: Built 51–60 years ago; Vinyl siding over frame construction; Block foundation; Built before 1978
• Exterior features: Corner, level lot; Lot dimensions approximately 60 x 100

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Garbage disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Window treatments; Electric fireplace in the family room; Full basement, partially finished with egress window
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-39 ($-465/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (20.2% below list).
• Recommended offer: $111k (20.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#815 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D+, amenities F, commute F.
• Alwood CUSD 225 (rural): math 20% / reading 45% proficiency, ranked #428 of 919 in IL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alwood Elem School (math 17% / reading 27%, grade F, #940 of 2,056 statewide, top 49%, 188 students, 0% FRL); Alwood Middle/High School (math 17% / reading 27%, grade F, #319 of 693 statewide, top 50%, 175 students, 0% FRL) — zoned schools average 0% FRL vs 27% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 active listings in the ZIP; 32 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($964 loan paydown + $5k appreciation (3.6% local appreciation)).
• Henry County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $111,270 (20.2% 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 46 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. Crime grade is D 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $86,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 W E St	0.00mi	2/2.0 (+1)	800 (0%)	4mo	$135,000	$169	88
203 S Yates St	0.33mi	2/1.0 (+1)	864 (+8%)	0mo	$77,500	$90	66
609 N 1st St	0.58mi	2/1.0 (+1)	790 (-1%)	11mo	$85,000	$108	57
609 N 1st St	0.58mi	2/1.0 (+1)	790 (-1%)	11mo	$85,000	$108	57

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

Projected returns pro-forma

3.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.49×
• Total profit: $19,052
• Equity at exit: $67,756

10-year hold

• IRR: 10.5%
• Equity multiple: 2.68×
• Total profit: $65,592
• Equity at exit: $108,513

Cash invested: $39,060 (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 61413

• Home prices YoY: 2.4%
• Active inventory: 12
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-39

Break-even live

Break-even rent $1,162

Max offer price $132,649

Occupancy floor 98%

Sensitivity live

Price	-10% $40	-5% $1	+0% $-39	+5% $-78	+10% $-118
Rent	-10% $-127	-5% $-83	+0% $-39	+5% $5	+10% $49
Rate	-1.0pp $31	-0.5pp $-3	base $-39	+0.5pp $-75	+1.0pp $-112

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-22
   listed $139,500 Active
2. 2026-03-20
   soldstatus $135,000
3. 2026-02-27
   soldstatus Closed
4. 2026-02-02
   status Pending
5. 2026-01-28
   historical Contingent - Continue to Show
6. 2026-01-16
   status Active
7. 2026-01-14
   historical
8. 2026-01-12
   price $139,500
9. 2026-01-06
   historical
10. 2025-12-09
    listed Active
11. 2010-04-30
    soldstatus $52,500

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $2,352 · $196/mo
• Expected delta: +$815/yr (+$68/mo · 53.0%)

ⓘ 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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,352
• − Mortgage interest: −$7,814
• − Property taxes: −$1,538
• − Insurance: −$698
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$4,058
• Taxable loss: −$2,891
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $229/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: Alwood CUSD 225
• NCES district ID: 1703660
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $54,177
• Composite: 31.36/100
• National rank: #11220
• State rank: #428 of 919 in IL

Livability — Alpha

• Score: 63/100
• State rank: #815
• US rank: #16068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alpha, IL
• Population (ZIP): 1,038

Population outlook (Henry County) Hauer SSP2

• Today (2025): 47,376 people
• By 2030: 45,920 · -3.1%
• By 2040: 42,829 · -9.6%
• By 2050: 39,606 · -16.4%
• By 2075: 31,848 · -32.8%
• By 2100: 23,503 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 13% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Italian 2% Portuguese 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 95% English-only · Spanish 4% Korean 1%

Political lean MEDSL · Henry

• 2024 margin: Strong R (+24.5) · D 36.8% · R 61.3% · Other 1.9%
• 2008→2024 swing: -32.2pp toward R · 2008: 7.7pp · 2024: -24.5pp
• All cycles: 2024: R+24.5 2020: R+21.4 2016: R+21.2 2012: D+3.1 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.63%
• Current HPI: 156.04
• 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

+165.7% since first listed

11 events — show timeline

• 2026-05-22 Listed $139,500 MRED as Distributed by MLS Grid
• 2026-03-20 Sold (Public Records) $135,000 Public Records
• 2026-02-27 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-02-02 Pending — MRED as Distributed by MLS Grid
• 2026-01-28 Contingent — MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-12 Price Changed $139,500 MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-09 Listed — RMLSA as Distributed by MLS Grid
• 2010-04-30 Sold (Public Records) $52,500 Public Records

Property tax history

+0.8%/yr

Latest (2024): $1,538 · +10.1% YoY. Source: county tax records.