310 Cathy St · Colchester, IL 62326

$87,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 39 Days on market

Built 1977 4,356 sqft lot $86/sqft · 20% above area Est $72k · 20% over ↓ 5% since listing

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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).

• Cash flow +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +6.7/10.0
• Appreciation +6.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This 3 bedroom home in Colchester has over 1,000 SF, a fenced backyard, and an attached garage. Located on a cul-de-sac in a quiet subdivision, this cute home even has a newer roof, replaced in 2021! Priced to sell at only $71,500; call today for your appointment!

Key facts

• Laminate flooring
• Attached garage
• Fenced in backyard

Tags

• FENCED IN BACKYARD
• EAT IN KITCHEN
• LAMINATE FLOORING
• ATTACHED GARAGE
• NEW ROOF
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#485 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• West Prairie CUSD 103 (rural): math 20% / reading 23% proficiency, ranked #408 of 620 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Prairie South Elementary Sch (math 64% / reading 54%, grade B-, #68 of 2,056 statewide, top 4%, 177 students, 0% FRL); West Prairie Junior High School (math 8% / reading 17%, grade F, #550 of 665 statewide, top 84%, 99 students, 0% FRL); West Prairie Senior High School (math 10% / reading 30%, grade F, #357 of 693 statewide, top 54%, 162 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($601 loan paydown + $2k appreciation (2.7% local appreciation)).
• At projected returns (2.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 22% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $68k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 7.2

CMA / ARV

• ARV (median comp): $72,350
• List price: $87,000
• Delta: 20.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Debbie St	0.05mi	3/1.0	1,075 (+7%)	9mo	$83,000	$77	80
603 Sherry St	0.09mi	3/1.0	1,128 (+12%)	11mo	$80,500	$71	67
207 E North St	0.44mi	2/1.0 (-1)	1,024 (+2%)	12mo	$70,000	$68	62
206 & 210 E Smith St	0.33mi	3/1.5	1,144 (+14%)	6mo	$149,000	$130	55
704 Macomb St	0.25mi	3/1.5	1,126 (+12%)	18mo	$130,000	$115	52
413 W South St	0.65mi	2/1.5 (-1)	1,102 (+9%)	3mo	$27,000	$25	44
305 W Lee St	0.58mi	3/2.0	1,128 (+12%)	14mo	$127,000	$113	38

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

Projected returns pro-forma

2.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.75×
• Total profit: $18,336
• Equity at exit: $37,850

10-year hold

• IRR: 15.5%
• Equity multiple: 3.23×
• Total profit: $54,248
• Equity at exit: $57,362

Cash invested: $24,360 (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 62326

• Home prices YoY: 1.8%
• Active inventory: 7
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $141

Break-even live

Break-even rent $835

Max offer price $87,000

Occupancy floor 81%

Sensitivity live

Price	-10% $191	-5% $166	+0% $141	+5% $117	+10% $92
Rent	-10% $61	-5% $101	+0% $141	+5% $181	+10% $221
Rate	-1.0pp $185	-0.5pp $163	base $141	+0.5pp $119	+1.0pp $96

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $87,000 Active 39 DOM
2. 2026-06-19
   days on market $87,000 Active 37 DOM
3. 2026-06-18
   days on market $87,000 Active 36 DOM
4. 2026-06-17
   days on market $87,000 Active 35 DOM
5. 2026-06-16
   days on market $87,000 Active 34 DOM
6. 2026-06-15
   days on market $87,000 Active 33 DOM
7. 2026-06-14
   days on market $87,000 Active 31 DOM
8. 2026-06-13
   statusdays on market $87,000 Active 30 DOM
9. 2026-04-03
   price
10. 2026-01-21
    price
11. 2025-12-04
    status Active
12. 2025-12-04
    historical
13. 2025-11-11
    historical Under Contract
14. 2025-11-04
    listed Active
15. 2024-01-05
    soldstatus $68,000 Closed 265-char remark

    Show marketing remark (265 chars)

    This 3 bedroom home in Colchester has over 1,000 SF, a fenced backyard, and an attached garage. Located on a cul-de-sac in a quiet subdivision, this cute home even has a newer roof, replaced in 2021! Priced to sell at only $71,500; call today for your appointment!

16. 2024-01-05
    soldstatus $68,000

    Show marketing remark (265 chars)

    This 3 bedroom home in Colchester has over 1,000 SF, a fenced backyard, and an attached garage. Located on a cul-de-sac in a quiet subdivision, this cute home even has a newer roof, replaced in 2021! Priced to sell at only $71,500; call today for your appointment!

17. 2023-11-27
    status Pending 265-char remark

    Show marketing remark (265 chars)

    This 3 bedroom home in Colchester has over 1,000 SF, a fenced backyard, and an attached garage. Located on a cul-de-sac in a quiet subdivision, this cute home even has a newer roof, replaced in 2021! Priced to sell at only $71,500; call today for your appointment!

18. 2023-11-20
    listed $71,500 Active 265-char remark

    Show marketing remark (265 chars)

    This 3 bedroom home in Colchester has over 1,000 SF, a fenced backyard, and an attached garage. Located on a cul-de-sac in a quiet subdivision, this cute home even has a newer roof, replaced in 2021! Priced to sell at only $71,500; call today for your appointment!

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $2,005 · $167/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,165
• − Mortgage interest: −$4,873
• − Property taxes: −$2,005
• − Insurance: −$435
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,531
• Taxable income: $374
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $1,606/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: West Prairie CUSD 103
• NCES district ID: 1700314
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $44,721
• Composite: 18.65/100
• National rank: #8890
• State rank: #408 of 620 in IL

Livability — Colchester

• Score: 68/100
• State rank: #485
• US rank: #10073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colchester, IL
• Population (ZIP): 2,317

Population outlook (McDonough County) Hauer SSP2

• Today (2025): 33,242 people
• By 2030: 33,318 · +0.2%
• By 2040: 33,520 · +0.8%
• By 2050: 33,630 · +1.2%
• By 2075: 33,657 · +1.2%
• By 2100: 33,127 · -0.3%

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: Iranian 9% Slovak 5% Italian 2%
• Foreign-born: 0%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · McDonough

• 2024 margin: R (+18.9) · D 39.7% · R 58.5% · Other 1.8%
• 2008→2024 swing: -24.4pp toward R · 2008: 5.6pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+16.6 2016: R+11.7 2012: R+1.5 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.74%
• Current HPI: 157.9142
• 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

-4.9% since first listed

10 events — show timeline

• 2026-04-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2026-01-21 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-12-04 Relisted — RMLSA as Distributed by MLS Grid
• 2025-12-04 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-11 Contingent — RMLSA as Distributed by MLS Grid
• 2025-11-04 Listed — RMLSA as Distributed by MLS Grid
• 2024-01-05 Sold (Public Records) $68,000 Public Records
• 2024-01-05 Sold (MLS) $68,000 RMLSA as Distributed by MLS Grid
• 2023-11-27 Pending — RMLSA as Distributed by MLS Grid
• 2023-11-20 Listed $71,500 RMLSA as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2024): $2,005 · +6.4% YoY. Source: county tax records.