195 W Main St · Belknap, IL 62908

$75,000

5 bd · 1.0 ba · 2,500 sqft · SingleFamily · 170 Days on market

Built 1880

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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
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Home has a rich history one of the original homes built in the small town sits on 3 lots with a back deck and two out buildings the home was built in 1880 and was originally a dentist office home now has 5 bed 1 bath all wood floors propane heat spiral stair case half finished attic and half finished bath located in the small town of belknap right in the casha river whinery with the tunnel hill bike trail and harion pond just a short walk from the home as well as it being surrounded by the Shawnee forest makes it the perfect quiet place to raise a family and enjoy the outdoors the home was remodeled in 99 with new windows and a metal roof both are warentied for the life of the home and are

Key facts

• Wood floors
• Half finished attic
• Two out buildings

Tags

• BACK DECK
• TWO OUT BUILDINGS
• WOOD FLOORS
• PROPANE HEAT
• SPIRAL STAIR CASE
• HALF FINISHED ATTIC

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,194 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Vienna Hsd 133 (rural): math 15% / reading 35% proficiency, ranked #630 of 919 in IL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($519 loan paydown + $4k appreciation (5.1% local appreciation)).
• Johnson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, 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 170 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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 1880 — 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 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. 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: 1.72% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.06%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 3.39×
• Total profit: $50,294
• Equity at exit: $43,138

10-year hold

• IRR: 36.6%
• Equity multiple: 6.90×
• Total profit: $123,802
• Equity at exit: $74,982

Cash invested: $21,000 (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 62908

• Home prices YoY: 5.3%
• Active inventory: 1
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $509

Break-even live

Break-even rent $649

Max offer price $75,000

Occupancy floor 56%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 170 DOM
2. 2026-06-17
   days on market $75,000 Active 169 DOM
3. 2026-06-16
   days on market $75,000 Active 168 DOM
4. 2026-06-15
   days on market $75,000 Active 167 DOM
5. 2026-06-13
   days on market $75,000 Active 165 DOM
6. 2026-06-12
   days on market $75,000 Active 164 DOM
7. 2026-06-09
   days on market $75,000 Active 161 DOM
8. 2026-06-08
   days on market $75,000 Active 160 DOM
9. 2026-06-07
   days on market $75,000 Active 159 DOM
10. 2026-06-04
    days on market $75,000 Active 155 DOM
11. 2026-06-02
    days on market $75,000 Active 154 DOM
12. 2026-06-01
    days on market $75,000 Active 153 DOM
13. 2026-05-31
    days on market $75,000 Active 152 DOM
14. 2026-05-31
    days on market $75,000 Active 151 DOM
15. 2025-12-29
    listed $75,000 Active
16. 2020-03-06
    soldstatus $58,300
17. 1992-06-01
    soldstatus $10,000

ⓘ 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: $1,057 · $88/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$323/yr (+$27/mo · 30.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,513
• − Mortgage interest: −$4,201
• − Property taxes: −$1,057
• − Insurance: −$375
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,182
• Taxable income: $5,215
• Est. tax owed @ 24.0%: −$1,252
• After-tax cash flow: $4,851/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: Vienna Hsd 133
• NCES district ID: 1740290
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $40,197
• Composite: 24.12/100
• National rank: #13157
• State rank: #630 of 919 in IL

Livability — Belknap

• Score: 56/100
• State rank: #1194
• US rank: #22531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belknap, IL
• Population (ZIP): 365

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 13,355 people
• By 2030: 13,579 · +1.7%
• By 2040: 13,849 · +3.7%
• By 2050: 13,880 · +3.9%
• By 2075: 13,759 · +3.0%
• By 2100: 11,536 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8%
• Common ancestry: Slovak 3% Lithuanian 2% Portuguese 1%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+58.3) · D 20.3% · R 78.6% · Other 1.1%
• 2008→2024 swing: -23.7pp toward R · 2008: -34.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+58.6 2016: R+58.3 2012: R+42.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.14%
• Current HPI: 101.8052
• 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

+650.0% since first listed

3 events — show timeline

• 2025-12-29 Listed $75,000 Fizber.com
• 2020-03-06 Sold (Public Records) $58,300 Public Records
• 1992-06-01 Sold (Public Records) $10,000 Public Records

Property tax history

+0.3%/yr

Latest (2024): $1,057 · +5.2% YoY. Source: county tax records.