413 E St Paul St · Spring Valley, IL 61362

$35,000

2 bd · 1.0 ba · — sqft · SingleFamily · 42 Days on market

Built 1900 0.37 ac lot ↓ 12% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom 1 bath 1 story home is full of potential and ready for a full renovation. Front porch. Eat in kitchen. Some hardwood. This home provides the perfect opportunity for investors, flippers or ambitious homeowners. Located with a wooded area in back. No survey to be provided. Home being sold AS-IS with no repairs nor credits given to buyer. (Peru 477.015086)

Key facts

• Front porch
• Eat in kitchen
• Wooded area

Tags

• FRONT PORCH
• EAT IN KITCHEN
• WOODED AREA

Property features AI

Finance

• Other: Property parcel number recorded
• Financial info: Tax exemptions: Homeowner
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Over 100 years old; Built before 1978
• Construction: Vinyl siding with frame construction
• Exterior features: Lot approximately 0.25–0.49 acre (dimensions about 125 x 130); Street lights and paved streets; Nearby community park, pool, and tennis courts; School bus service available

Interior

• Kitchen: Kitchen with eating area / breakfast bar (approx. 13 x 14)
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level (approx. 14 x 15); Second bedroom on the main level (approx. 10 x 10); Additional bedrooms listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: 4 total rooms; Unfinished full basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#388 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Hall Hsd 502 (town): math 25% / reading 30% proficiency, ranked #549 of 919 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hall High School (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 403 students, 0% FRL).
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Bureau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Bureau County population projected at -25% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.86% ✓
• Cap rate: 24.07%
• Cash-on-cash: 63.50%
• DSCR: 3.83
• GRM: 2.9

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 E Erie St	0.15mi	3/1.0 (+1)	1,660	7mo	$109,900	$66	69
109 W Iowa St	0.39mi	2/1.0	847	1mo	$99,900	$118	69
221 E 1st St	0.32mi	2/1.0	572	7mo	$49,500	$87	67
131 W Erie St	0.39mi	2/1.0	1,228	4mo	$85,000	$69	66
105 W 2nd St	0.47mi	2/1.0	910	0mo	$127,000	$140	65
519 E Dakota St	0.24mi	3/2.0 (+1)	1,186	7mo	$190,000	$160	62
225 W Dakota St	0.51mi	2/1.0	1,111	8mo	$127,000	$114	58
520 W Devlin St	0.72mi	2/1.0	802	1mo	$103,000	$128	53
400 W Erie St	0.59mi	3/1.5 (+1)	1,662	5mo	$150,500	$91	49
318 E 5th St	0.59mi	3/2.5 (+1)	1,300	1mo	$80,000	$62	48
108 E 5th St	0.64mi	3/1.0 (+1)	1,042	6mo	$153,000	$147	47
329 W Devlin St	0.56mi	3/2.0 (+1)	1,188	7mo	$135,000	$114	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 62.6%
• Equity multiple: 3.79×
• Total profit: $27,390
• Equity at exit: $5,219

10-year hold

• IRR: 67.1%
• Equity multiple: 7.79×
• Total profit: $66,514
• Equity at exit: $3,026

Cash invested: $9,800 (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 61362

• Home prices YoY: -18.0%
• Active inventory: 30
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $519

Break-even live

Break-even rent $344

Max offer price $35,000

Occupancy floor 43%

Sensitivity live

Price	-10% $538	-5% $528	+0% $519	+5% $509	+10% $499
Rent	-10% $440	-5% $479	+0% $519	+5% $558	+10% $598
Rate	-1.0pp $536	-0.5pp $527	base $519	+0.5pp $510	+1.0pp $500

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
826 N Spalding St Spring Valley, IL	2.0	1.0	750	$1,000	$1.33	44d	1	0.63mi

Listing history 17 events

1. 2026-06-16
   statuslisting id $35,000 Pending 42 DOM
2. 2026-06-15
   days on market $35,000 Active 42 DOM
3. 2026-06-13
   days on market $35,000 Active 40 DOM
4. 2026-06-12
   days on market $35,000 Active 39 DOM
5. 2026-06-09
   days on market $35,000 Active 36 DOM
6. 2026-06-08
   days on market $35,000 Active 35 DOM
7. 2026-06-07
   days on market $35,000 Active 34 DOM
8. 2026-06-07
   days on market $35,000 Active 33 DOM
9. 2026-06-04
   days on market $35,000 Active 30 DOM
10. 2026-06-02
    days on market $35,000 Active 29 DOM
11. 2026-06-01
    days on market $35,000 Active 28 DOM
12. 2026-05-31
    days on market $35,000 Active 27 DOM
13. 2026-05-31
    days on market $35,000 Active 26 DOM
14. 2026-05-18
    price $35,000 371-char remark

    Show marketing remark (371 chars)

    This 2 bedroom 1 bath 1 story home is full of potential and ready for a full renovation. Front porch. Eat in kitchen. Some hardwood. This home provides the perfect opportunity for investors, flippers or ambitious homeowners. Located with a wooded area in back. No survey to be provided. Home being sold AS-IS with no repairs nor credits given to buyer. (Peru 477.015086)

15. 2026-05-18
    price $35,000

    Show marketing remark (371 chars)

    This 2 bedroom 1 bath 1 story home is full of potential and ready for a full renovation. Front porch. Eat in kitchen. Some hardwood. This home provides the perfect opportunity for investors, flippers or ambitious homeowners. Located with a wooded area in back. No survey to be provided. Home being sold AS-IS with no repairs nor credits given to buyer. (Peru 477.015086)

16. 2026-05-04
    listed $40,000 Active 371-char remark

    Show marketing remark (371 chars)

    This 2 bedroom 1 bath 1 story home is full of potential and ready for a full renovation. Front porch. Eat in kitchen. Some hardwood. This home provides the perfect opportunity for investors, flippers or ambitious homeowners. Located with a wooded area in back. No survey to be provided. Home being sold AS-IS with no repairs nor credits given to buyer. (Peru 477.015086)

17. 2026-05-04
    listed $40,000 Active

    Show marketing remark (371 chars)

    This 2 bedroom 1 bath 1 story home is full of potential and ready for a full renovation. Front porch. Eat in kitchen. Some hardwood. This home provides the perfect opportunity for investors, flippers or ambitious homeowners. Located with a wooded area in back. No survey to be provided. Home being sold AS-IS with no repairs nor credits given to buyer. (Peru 477.015086)

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $880 · $73/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $12,000
• − Mortgage interest: −$1,961
• − Property taxes: −$880
• − Insurance: −$175
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,018
• Taxable income: $6,047
• Est. tax owed @ 24.0%: −$1,451
• After-tax cash flow: $4,772/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: Hall Hsd 502
• NCES district ID: 1718030
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $46,015
• Composite: 26.68/100
• National rank: #12580
• State rank: #549 of 919 in IL

Livability — Spring Valley

• Score: 70/100
• State rank: #388
• US rank: #8137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Valley, IL
• City population: 5,773
• Population (ZIP): 5,773

Population outlook (Bureau County) Hauer SSP2

• Today (2025): 30,938 people
• By 2030: 29,461 · -4.8%
• By 2040: 26,296 · -15.0%
• By 2050: 23,271 · -24.8%
• By 2075: 17,749 · -42.6%
• By 2100: 13,107 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 20% Two or more races 5%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Romanian 10% Lithuanian 2% Scottish 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Bureau

• 2024 margin: Strong R (+24.3) · D 36.9% · R 61.2% · Other 1.9%
• 2008→2024 swing: -30.0pp toward R · 2008: 5.7pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+21.5 2016: R+20.0 2012: R+0.2 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.85%
• Current HPI: 144.752
• 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

-12.5% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $35,000 NWIAR
• 2026-05-18 Price Changed $35,000 MRED as Distributed by MLS Grid
• 2026-05-04 Listed $40,000 MRED as Distributed by MLS Grid
• 2026-05-04 Listed $40,000 NWIAR

Property tax history

-5.3%/yr

Latest (2024): $880 · +13.3% YoY. Source: county tax records.