314 Main St · Hooppole, IL 61258

$104,000

2 bd · 1.0 ba · 1,176 sqft · Other public records · 133 Days on market

Built 1905 0.41 ac lot $88/sqft · 23% above area Est $98k · 6% over

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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 +16.4/30.0
• DSCR +5.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• ARV discount +4.6/15.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Schedule your appointment today. Welcome to this 3-bedroom, 1.5-bathroom home, perfect for those looking to invest in a property with great potential. The open-concept living room and dining area provide a spacious feel, ideal for gatherings or entertaining guests. The kitchen is a nice sized, offering ample space for cooking and meal preparation. Situated on a nice lot, the property includes a detached 2-car garage, adding convenience and extra storage. While the home may need some care and updates, its layout present an excellent opportunity for customization and improvement. This is a great chance for buyers looking to make a space their own! Many improvements have be made per the seller including gas forced air heat, central air, duct work, lift station for the septic system, and patio

Key facts

• Patio
• Central air
• Gas forced air heat

Tags

• OPEN-CONCEPT LIVING ROOM
• DETACHED 2-CAR GARAGE
• GAS FORCED AIR HEAT
• CENTRAL AIR
• LIFT STATION FOR SEPTIC SYSTEM
• PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $104k.

Deal economics

• At list price, monthly cash flow is $59 ($711/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (2.0% below list).
• Recommended offer: $92k (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: schools D, crime F, amenities 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.
• 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 $4k of equity ($719 loan paydown + $3k 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1905 — 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. 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: 0.98% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

• ARV (median comp): $97,693
• List price: $104,000
• Delta: 6.46%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.8%
• Equity multiple: 1.56×
• Total profit: $16,332
• Equity at exit: $46,763

10-year hold

• IRR: 12.2%
• Equity multiple: 2.82×
• Total profit: $52,916
• Equity at exit: $72,067

Cash invested: $29,120 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,019 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$157 /mo · $1,888/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $59

Break-even live

Break-even rent $944

Max offer price $104,000

Occupancy floor 89%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $104,000 Active 133 DOM
2. 2026-06-17
   days on market $104,000 Active 132 DOM
3. 2026-06-16
   days on market $104,000 Active 131 DOM
4. 2026-06-15
   days on market $104,000 Active 130 DOM
5. 2026-06-13
   days on market $104,000 Active 128 DOM
6. 2026-06-13
   pricedays on market $104,000 Active 127 DOM
7. 2026-06-09
   days on market $119,000 Active 124 DOM
8. 2026-06-08
   days on market $119,000 Active 123 DOM
9. 2026-06-07
   days on market $119,000 Active 122 DOM
10. 2026-06-05
    days on market $119,000 Active 119 DOM
11. 2026-06-03
    days on market $119,000 Active 118 DOM
12. 2026-06-02
    days on market $119,000 Active 117 DOM
13. 2026-06-01
    days on market $119,000 Active 116 DOM
14. 2026-05-31
    days on market $119,000 Active 115 DOM
15. 2026-02-04
    listed $119,000 Active 805-char remark

    Show marketing remark (805 chars)

    Schedule your appointment today. Welcome to this 3-bedroom, 1.5-bathroom home, perfect for those looking to invest in a property with great potential. The open-concept living room and dining area provide a spacious feel, ideal for gatherings or entertaining guests. The kitchen is a nice sized, offering ample space for cooking and meal preparation. Situated on a nice lot, the property includes a detached 2-car garage, adding convenience and extra storage. While the home may need some care and updates, its layout present an excellent opportunity for customization and improvement. This is a great chance for buyers looking to make a space their own! Many improvements have be made per the seller including gas forced air heat, central air, duct work, lift station for the septic system, and patio

16. 2022-05-29
    historical
17. 2021-12-22
    historical
18. 2021-08-06
    historical
19. 2021-08-06
    historical
20. 2018-05-29
    soldstatus $72,500
21. 2012-01-17
    soldstatus $77,500
22. 2012-01-13
    soldstatus $77,500
23. 2012-01-13
    soldstatus $77,500
24. 2011-09-26
    listed $87,900
25. 2011-09-26
    listed $87,900
26. 2010-12-13
    soldstatus $27,700
27. 2010-12-13
    soldstatus $27,700
28. 2010-10-08
    listed $27,500
29. 2010-10-08
    listed $27,500

ⓘ 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: $1,888 · $157/mo
• Projected year-2 tax: $2,124 · $177/mo
• Expected delta: +$237/yr (+$20/mo · 12.5%)

ⓘ 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: $12,232
• − Mortgage interest: −$5,826
• − Property taxes: −$1,888
• − Insurance: −$520
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$3,025
• Taxable loss: −$984
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $947/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

+332.7% since first listed

15 events — show timeline

• 2026-02-04 Listed $119,000 MRED as Distributed by MLS Grid
• 2022-05-29 Listing Removed — MRED as Distributed by MLS Grid
• 2021-12-22 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-05-29 Sold (Public Records) $72,500 Public Records
• 2012-01-17 Sold (Public Records) $77,500 Public Records
• 2012-01-13 Sold (MLS) $77,500 MRED as Distributed by MLS Grid
• 2012-01-13 Sold (MLS) $77,500 RMLSA as Distributed by MLS Grid
• 2011-09-26 Listed $87,900 MRED as Distributed by MLS Grid
• 2011-09-26 Listed $87,900 RMLSA as Distributed by MLS Grid
• 2010-12-13 Sold (MLS) $27,700 RMLSA as Distributed by MLS Grid
• 2010-12-13 Sold (MLS) $27,700 MRED as Distributed by MLS Grid
• 2010-10-08 Listed $27,500 RMLSA as Distributed by MLS Grid
• 2010-10-08 Listed $27,500 MRED as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2024): $1,888 · +8.3% YoY. Source: county tax records.