55 Ellen St · Cypress, IL 62923

$55,000

2 bd · 1.0 ba · 850 sqft · SingleFamily · 31 Days on market

Fair condition 0.33 ac lot

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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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks

Why rent when you can own? This charming 2-bedroom, 1-bath home offers an affordable opportunity to make homeownership a reality! Situated on a generously sized lot, this property features a screened-in back porch perfect for relaxing and a convenient storage shed for extra space. This home is worth a look. Schedule your showing today!

Key facts

• Generously sized lot
• Storage shed
• 0.33 acre lot

Tags

• SCREENED-IN BACK PORCH
• STORAGE SHED
• GENEROUSLY SIZED LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,305 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Cypress Elem School (math 22% / reading 17%, grade F, #1,054 of 2,056 statewide, top 54%, 105 students, 0% FRL); Vienna High School (math 12% / reading 27%, grade F, #397 of 693 statewide, top 61%, 322 students, 0% FRL).
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Johnson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.75%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.8%
• Equity multiple: 2.74×
• Total profit: $26,869
• Equity at exit: $24,730

10-year hold

• IRR: 31.2%
• Equity multiple: 5.37×
• Total profit: $67,326
• Equity at exit: $38,112

Cash invested: $15,400 (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 62923

• Active inventory: 2
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $318

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 59%

Sensitivity live

Price	-10% $356	-5% $337	+0% $318	+5% $299	+10% $280
Rent	-10% $248	-5% $283	+0% $318	+5% $353	+10% $387
Rate	-1.0pp $345	-0.5pp $332	base $318	+0.5pp $303	+1.0pp $289

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $55,000 Active 31 DOM
2. 2026-06-21
   days on market $55,000 Active 30 DOM
3. 2026-06-18
   days on market $55,000 Active 28 DOM
4. 2026-06-17
   days on market $55,000 Active 27 DOM
5. 2026-06-16
   days on market $55,000 Active 26 DOM
6. 2026-06-15
   days on market $55,000 Active 25 DOM
7. 2026-06-13
   days on market $55,000 Active 23 DOM
8. 2026-06-12
   days on market $55,000 Active 22 DOM
9. 2026-06-09
   days on market $55,000 Active 19 DOM
10. 2026-06-08
    days on market $55,000 Active 18 DOM
11. 2026-06-07
    days on market $55,000 Active 17 DOM
12. 2026-06-04
    days on market $55,000 Active 13 DOM
13. 2026-06-02
    days on market $55,000 Active 12 DOM
14. 2026-06-01
    days on market $55,000 Active 11 DOM
15. 2026-05-31
    days on market $55,000 Active 10 DOM
16. 2026-05-31
    days on market $55,000 Active 9 DOM
17. 2026-05-21
    listed $55,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,598
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$1,600
• Taxable income: $3,122
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $3,062/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and updates to improve its condition and value. Fresh paint, new flooring, and updated appliances would significantly enhance its appeal.

Repairs flagged

• Moderate Siding — Weathered and needs repainting
• Moderate Paint — Worn paint on interior walls
• Minor Kitchen appliances — Dated appliances

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpeted floors — Hardwood or tile flooring would increase both resale and rental value
• Both Update kitchen appliances — Modern appliances would attract more buyers/renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered and needs repainting	Moderate	$3,000–15,000
Paint · Worn paint on interior walls	Moderate	$3,000–15,000
Kitchen appliances · Dated appliances	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpeted floors — Hardwood or tile flooring would increase both resale and rental value ↑
• Both Update kitchen appliances — Modern appliances would attract more buyers/renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Cypress

• Score: 52/100
• State rank: #1305
• US rank: #24765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cypress, IL
• Population (ZIP): 393

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Lithuanian 3% German 1%
• Languages at home: 99% English-only · Spanish 1%

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: —
• 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

1 event — show timeline

• 2026-05-21 Listed $55,000 MRED as Distributed by MLS Grid