410 N Ewing St · Tallula, IL 62688

$99,900

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 9 Days on market

Built 1953 0.39 ac lot Est $68k · 46% over

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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 +23.6/30.0
• DSCR +7.6/10.0
• Appreciation +6.0/10.0
• 1% rule +5.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Enjoy small town living in this well maintained 2 bedroom 1 bath ranch style home. Step inside to the spacious & inviting living room space with sliding glass door access opening to the back yard patio area. The furnace was replaced in 2025 and the A/C condenser unit in May of 2025. Roof was replaced in 2014 and most of the windows have been replaced. HUGE fenced back yard (1 lot & 1/2 of another included) & a 2.5 car detached garage make this property a must see! Laundry can be moved from the 2nd bedroom to the basement using the outside entrance to the basement. Schedule your showing today!

Key facts

• 0.39 acre lot
• 2 garage spots
• Built 1953

Property features AI

Exterior

• Parking: Detached garage with approximately 2.5 car spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential zoning; Contains basement (crawl space, unfinished)
• Construction: Shingle roof; Built in 1953
• Exterior features: Replacement windows; Gravel and paved road access

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms (one 14 x 11.5 on main level; one 9.5 x 11 on main level)
• Flooring: Carpet in bedrooms, living room, dining room, and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air heating
• Interior features: Ceiling fan(s); Non-functional living room fireplace (1 total)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 58/100 on livability (#1,099 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Porta CUSD 202 (town): math 16% / reading 29% proficiency, ranked #363 of 620 in IL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Petersburg Elem School (345 students, 0% FRL); Porta High School (math 22% / reading 32%, grade F, #218 of 693 statewide, top 35%, 428 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 9 units permitted in Menard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.1% local appreciation)).
• Menard County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.03% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $68,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 N Yates St	0.09mi	3/2.0 (+1)	1,147 (-4%)	20mo	$65,005	$57	63
310 N Yates St	0.12mi	3/2.0 (+1)	1,120 (-7%)	19mo	$75,000	$67	58
212 Ann Dr	0.22mi	2/1.0	1,065 (-11%)	20mo	$80,000	$75	54
209 S Yates St	0.46mi	2/1.0	1,076 (-10%)	17mo	$20,000	$19	47
104 S Elm St	0.37mi	2/1.0	1,045 (-13%)	23mo	$54,500	$52	42

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

Projected returns pro-forma

2.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.69×
• Total profit: $19,180
• Equity at exit: $39,731

10-year hold

• IRR: 15.3%
• Equity multiple: 3.06×
• Total profit: $57,689
• Equity at exit: $57,466

Cash invested: $27,972 (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 62688

• Home prices YoY: 2.1%
• Active inventory: 4
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $189

Break-even live

Break-even rent $794

Max offer price $99,900

Occupancy floor 77%

Sensitivity live

Price	-10% $246	-5% $217	+0% $189	+5% $161	+10% $133
Rent	-10% $107	-5% $148	+0% $189	+5% $230	+10% $271
Rate	-1.0pp $239	-0.5pp $215	base $189	+0.5pp $163	+1.0pp $137

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-08
   status $99,900 Pending 9 DOM
2. 2026-06-07
   days on market $99,900 Active 9 DOM
3. 2026-06-07
   days on market $99,900 Active 8 DOM
4. 2026-06-04
   days on market $99,900 Active 5 DOM
5. 2026-06-02
   days on market $99,900 Active 4 DOM
6. 2026-06-01
   days on market $99,900 Active 3 DOM
7. 2026-05-31
   days on market $99,900 Active 2 DOM
8. 2026-05-29
   listed $99,900 Active
9. 2026-05-28
   historical $99,900

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $1,506 · $125/mo
• Expected delta: +$762/yr (+$63/mo · 102.4%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,405
• − Mortgage interest: −$5,596
• − Property taxes: −$744
• − Insurance: −$500
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$2,906
• Taxable income: $674
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $2,108/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: Porta CUSD 202
• NCES district ID: 1731410
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $57,294
• Composite: 20.63/100
• National rank: #8544
• State rank: #363 of 620 in IL

Livability — Tallula

• Score: 58/100
• State rank: #1099
• US rank: #20865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tallula, IL
• Population (ZIP): 783

Population outlook (Menard County) Hauer SSP2

• Today (2025): 11,894 people
• By 2030: 11,493 · -3.4%
• By 2040: 10,675 · -10.2%
• By 2050: 9,861 · -17.1%
• By 2075: 8,334 · -29.9%
• By 2100: 6,799 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 3% Romanian 2% Slovak 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Menard

• 2024 margin: Solid R (+41.5) · D 28.6% · R 70.0% · Other 1.4%
• 2008→2024 swing: -26.6pp toward R · 2008: -14.9pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+39.4 2016: R+37.7 2012: R+30.1 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.06%
• Current HPI: 98.1121
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $99,900 RMLSA as Distributed by MLS Grid
• 2026-05-28 Coming Soon $99,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2024): $744 · -1.1% YoY. Source: county tax records.