221 Mckinley St · Hooppole, IL 61258

$68,500

3 bd · 1.0 ba · 1,688 sqft · Other public records · 178 Days on market

Built 1917 0.52 ac lot $41/sqft · 30% below area Est $108k · 37% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Recently remodeled 3 bedroom/ 1 bath home with a 1-car detached garage. Partially fenced yard with alley access. The main floor features: living room, dining room, 1st floor bedroom, large bathroom & convenient main floor laundry. The office has French doors that lead out to the backyard. The kitchen has nice white cabinets & new appliances that stay! The other 2 bedrooms are located on the second floor. Updates per the seller: New kitchen cabinets, new vinyl plank flooring, new vinyl replacement windows & fresh paint. Home is being sold "AS IS".

Key facts

• Alley access
• French doors
• New kitchen cabinets

Tags

• PARTIALLY FENCED YARD
• ALLEY ACCESS
• FRENCH DOORS
• NEW KITCHEN CABINETS
• NEW VINYL PLANK FLOORING
• NEW VINYL REPLACEMENT WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $68k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,133 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Annawan CUSD 226 (rural): math 30% / reading 35% proficiency, ranked #429 of 919 in IL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Annawan Grade School (math 27% / reading 32%, grade F, #658 of 2,056 statewide, top 35%, 247 students, 0% FRL); Annawan High School (math 30% / reading 10%, grade F, #357 of 693 statewide, top 54%, 105 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 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 $3k of equity ($474 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask is 128% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $18k; list at $68k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 F 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. 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: 1.75% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.24%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $108,248
• List price: $68,500
• Delta: -36.72%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.1%
• Equity multiple: 2.98×
• Total profit: $38,036
• Equity at exit: $30,801

10-year hold

• IRR: 35.3%
• Equity multiple: 5.89×
• Total profit: $93,735
• Equity at exit: $47,467

Cash invested: $19,180 (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 61258

• Active inventory: 2
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$359
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $467

Break-even live

Break-even rent $608

Max offer price $68,500

Occupancy floor 56%

Sensitivity live

Price	-10% $506	-5% $487	+0% $467	+5% $448	+10% $429
Rent	-10% $372	-5% $420	+0% $467	+5% $515	+10% $562
Rate	-1.0pp $502	-0.5pp $485	base $467	+0.5pp $450	+1.0pp $431

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $68,500 Active 178 DOM
2. 2026-06-18
   days on market $68,500 Active 175 DOM
3. 2026-06-17
   days on market $68,500 Active 174 DOM
4. 2026-06-16
   days on market $68,500 Active 173 DOM
5. 2026-06-15
   days on market $68,500 Active 172 DOM
6. 2026-06-13
   days on market $68,500 Active 170 DOM
7. 2026-06-13
   days on market $68,500 Active 169 DOM
8. 2026-06-09
   days on market $68,500 Active 166 DOM
9. 2026-06-08
   days on market $68,500 Active 165 DOM
10. 2026-06-07
    days on market $68,500 Active 164 DOM
11. 2026-06-05
    days on market $68,500 Active 161 DOM
12. 2026-06-03
    days on market $68,500 Active 160 DOM
13. 2026-06-02
    days on market $68,500 Active 159 DOM
14. 2026-06-01
    days on market $68,500 Active 158 DOM
15. 2026-05-31
    days on market $68,500 Active 157 DOM
16. 2026-04-01
    price $68,500
17. 2026-02-05
    price $72,500
18. 2026-01-20
    status Active
19. 2026-01-14
    historical
20. 2026-01-08
    status Active
21. 2026-01-06
    historical
22. 2026-01-05
    historical
23. 2025-12-03
    listed Active
24. 2025-06-09
    price
25. 2025-04-06
    historical
26. 2025-04-06
    historical
27. 2025-04-06
    status Active
28. 2025-03-18
    historical Under Contract
29. 2025-03-12
    price
30. 2025-02-14
    listed Active
31. 2023-08-21
    soldstatus $18,500
32. 2023-08-21
    soldstatus $18,500 Closed
33. 2023-07-24
    status Pending
34. 2023-07-10
    price $25,000
35. 2023-05-04
    listed $25,000
36. 2023-05-04
    listed $30,000 Active

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $1,334 · $111/mo
• Expected delta: +$221/yr (+$18/mo · 19.9%)

ⓘ 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: $14,397
• − Mortgage interest: −$3,837
• − Property taxes: −$1,113
• − Insurance: −$342
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,993
• Taxable income: $4,808
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $4,453/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: Annawan CUSD 226
• NCES district ID: 1703810
• Math proficiency: 30% ▲ 10.00%
• Reading proficiency: 35% ▲ 10.00%
• Median HH income: $53,191
• Composite: 31.3/100
• National rank: #11233
• State rank: #429 of 919 in IL

Livability — Hooppole

• Score: 58/100
• State rank: #1133
• US rank: #21383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hooppole, IL
• City population: 174
• Population (ZIP): 174

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 3% Portuguese 2% Iranian 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: —
• Current HPI: —
• 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

+174.0% since first listed

21 events — show timeline

• 2026-04-01 Price Changed $68,500 MRED as Distributed by MLS Grid
• 2026-02-05 Price Changed $72,500 MRED as Distributed by MLS Grid
• 2026-01-20 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-03 Listed — RMLSA as Distributed by MLS Grid
• 2025-06-09 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-04-06 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-04-06 Relisted — RMLSA as Distributed by MLS Grid
• 2025-03-18 Contingent — RMLSA as Distributed by MLS Grid
• 2025-03-12 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-02-14 Listed — RMLSA as Distributed by MLS Grid
• 2023-08-21 Sold (MLS) $18,500 RMLSA as Distributed by MLS Grid
• 2023-08-21 Sold (MLS) $18,500 MRED as Distributed by MLS Grid
• 2023-07-24 Pending — RMLSA as Distributed by MLS Grid
• 2023-07-10 Price Changed $25,000 RMLSA as Distributed by MLS Grid
• 2023-05-04 Listed $30,000 RMLSA as Distributed by MLS Grid
• 2023-05-04 Listed $25,000 MRED as Distributed by MLS Grid

Property tax history

+10.6%/yr

Latest (2024): $1,113 · +5.9% YoY. Source: county tax records.