601 N Grand Ave · St. David, IL 61563

$77,500

3 bd · 1.0 ba · 1,197 sqft · Other · 151 Days on market

7,500 sqft 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
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Come view this adorable 3-bedroom bungalow all on one level on a corner lot with a detached 1 car garage. Eat-in kitchen. Stove and refrigerator stay (not warranted). Living room plus family room (previous owner used living room as master for 4th bedroom). Laundry room with shower and closet. See attached seller information sheet for updates.

Key facts

• 7,500 sq ft lot
• Garage
• Listed 151 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $78k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lewistown CUSD 97 (rural): math 11% / reading 14% proficiency, ranked #546 of 620 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP; 14 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($536 loan paydown + $7k appreciation (9.6% local appreciation)).
• Fulton County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $68,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.96%
• DSCR: 1.75
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.2%
• Equity multiple: 3.75×
• Total profit: $59,717
• Equity at exit: $67,636

10-year hold

• IRR: 31.3%
• Equity multiple: 8.38×
• Total profit: $160,042
• Equity at exit: $143,599

Cash invested: $21,700 (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 61563

• Home prices YoY: 5.4%
• Active inventory: 2
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $307

Break-even live

Break-even rent $701

Max offer price $77,500

Occupancy floor 67%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-15
   price $77,500 348-char remark

   Show marketing remark (348 chars)

   Come view this adorable 3-bedroom bungalow all on one level on a corner lot with a detached 1 car garage. Eat-in kitchen. Stove and refrigerator stay (not warranted). Living room plus family room (previous owner used living room as master for 4th bedroom). Laundry room with shower and closet. See attached seller information sheet for updates.

2. 2025-12-19
   listed $85,000 Active 348-char remark

   Show marketing remark (348 chars)

   Come view this adorable 3-bedroom bungalow all on one level on a corner lot with a detached 1 car garage. Eat-in kitchen. Stove and refrigerator stay (not warranted). Living room plus family room (previous owner used living room as master for 4th bedroom). Laundry room with shower and closet. See attached seller information sheet for updates.

3. 2015-07-17
   soldstatus $52,000
4. 2015-07-16
   soldstatus $52,000 213-char remark

   Show marketing remark (213 chars)

   Fully furnished well-maintained home with charm and curb appeal on corner lot. Garage with workshop area. Nice yard. All appliances included. Call to set an appointment to see it soon! Unable to verify year built

5. 2014-07-07
   listed $54,900 213-char remark

   Show marketing remark (213 chars)

   Fully furnished well-maintained home with charm and curb appeal on corner lot. Garage with workshop area. Nice yard. All appliances included. Call to set an appointment to see it soon! Unable to verify year built

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: +$191/yr (+$16/mo · 13.9%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,065
• − Mortgage interest: −$4,341
• − Property taxes: −$1,377
• − Insurance: −$388
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$2,255
• Taxable income: $2,615
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $3,052/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: Lewistown CUSD 97
• NCES district ID: 1700153
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 14% ▼ -8.00%
• Median HH income: $45,704
• Composite: 11.28/100
• National rank: #9719
• State rank: #546 of 620 in IL

Livability — St. David

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. David, IL
• City population: 548
• Population (ZIP): 548

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 33,356 people
• By 2030: 32,144 · -3.6%
• By 2040: 29,518 · -11.5%
• By 2050: 26,775 · -19.7%
• By 2075: 19,972 · -40.1%
• By 2100: 13,580 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 1%
• Common ancestry: Iranian 5% American 3% Italian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Strong R (+23.8) · D 37.1% · R 60.9% · Other 2.0%
• 2008→2024 swing: -45.2pp toward R · 2008: 21.3pp · 2024: -23.8pp
• All cycles: 2024: R+23.8 2020: R+20.1 2016: R+15.1 2012: D+11.1 2008: D+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.61%
• Current HPI: 188.0535
• 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

+41.2% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $77,500 RMLSA as Distributed by MLS Grid
• 2025-12-19 Listed $85,000 RMLSA as Distributed by MLS Grid
• 2015-07-17 Sold (Public Records) $52,000 Public Records
• 2015-07-16 Sold (MLS) $52,000 RMLSA as Distributed by MLS Grid
• 2014-07-07 Listed $54,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2024): $1,377 · +5.6% YoY. Source: county tax records.