216 N Boss St St · Kewanee, IL 61443

$108,500

2 bd · 1.0 ba · 1,309 sqft · SingleFamily public records · 25 Days on market

Built 1919 7,405 sqft lot Est $82k · 32% 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 +17.3/30.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This charming move-in ready four-bedroom, two-bath home on a double lot with a pool and heated garage offers the perfect blend of character, comfort, and outdoor enjoyment. The beautifully landscaped yard features perennials, a two-tier deck, a brick patio, and a refreshing pool great for relaxing or entertaining. Inside, you'll find a spacious family room with heated floors, arched doorways, and a cozy enclosed porch for year-round comfort. The primary bedroom includes a walk-in cedar closet, and there's plenty of storage throughout. A heated, insulated two-car garage with full attic adds convenience. Recent updates like a two-year-old roof with a 50-year transferable warranty ensure peace

Key facts

• Heated garage
• Brick patio
• Refreshing pool

Tags

• DOUBLE LOT
• HEATED GARAGE
• LANDSCAPED YARD
• TWO-TIER DECK
• BRICK PATIO
• REFRESHING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $80 ($960/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 $106k (2.1% below list).
• Recommended offer: $106k (2.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#409 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, crime D-, amenities F.
• Kewanee CUSD 229 (town): math 8% / reading 20% proficiency, ranked #540 of 620 in IL (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 32 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $750 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,209 (2.1% below list)

Questions for the listing agent

1. Built in 1919 — 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. 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?
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: 0.98% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $82,467
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Ross St	0.21mi	3/1.0 (+1)	1,200 (-8%)	1mo	$64,900	$54	70
517 W 1st St	0.24mi	3/3.0 (+1)	1,263 (-4%)	7mo	$119,000	$94	64
1111 Pine St	0.65mi	2/1.0	1,360 (+4%)	2mo	$34,000	$25	62
910 Rockwell St	0.53mi	2/1.0	1,340 (+2%)	12mo	$114,433	$85	62
910 Rockwell St	0.53mi	2/1.0	1,340 (+2%)	12mo	$114,433	$85	62
451 S Grove St	0.42mi	3/2.0 (+1)	1,237 (-6%)	9mo	$67,500	$55	55
514 Elliot St	0.59mi	2/1.0	1,346 (+3%)	21mo	$84,500	$63	50
514 Elliot St	0.59mi	2/1.0	1,346 (+3%)	21mo	$84,500	$63	50
213 Elliott St	0.38mi	3/2.0 (+1)	1,170 (-11%)	8mo	$55,000	$47	49
1019 Cambridge Rd	0.64mi	3/1.0 (+1)	1,388 (+6%)	16mo	$103,000	$74	42
106 N Park St	0.29mi	3/1.0 (+1)	1,481 (+13%)	22mo	$40,500	$27	41
230 S Park St	0.38mi	3/1.0 (+1)	1,116 (-15%)	17mo	$89,900	$81	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-12,467
• Equity at exit: $16,178

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-4,210
• Equity at exit: $9,381

Cash invested: $30,380 (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 61443

• Active inventory: 39
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$569
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $80

Break-even live

Break-even rent $961

Max offer price $108,500

Occupancy floor 87%

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: $27,125
• Closing costs: $3,255
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-01-23
   soldstatus $103,000 Closed
5. 2026-01-23
   soldstatus $103,000 Closed
6. 2026-01-23
   soldstatus $103,000 Closed
7. 2026-01-23
   soldstatus $103,000 Closed
8. 2026-01-15
   status Pending
9. 2026-01-14
   historical
10. 2026-01-12
    status Pending
11. 2026-01-08
    status Active
12. 2026-01-07
    historical
13. 2026-01-06
    status Active
14. 2026-01-05
    historical
15. 2025-12-12
    status Active
16. 2025-12-12
    historical
17. 2025-10-27
    historical Under Contract
18. 2025-10-23
    listed Active

ⓘ 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: $1,739 · $145/mo
• Projected year-2 tax: $2,101 · $175/mo
• Expected delta: +$362/yr (+$30/mo · 20.8%)

ⓘ 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: $12,745
• − Mortgage interest: −$6,078
• − Property taxes: −$1,739
• − Insurance: −$542
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$3,156
• Taxable loss: −$809
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $1,154/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: Kewanee CUSD 229
• NCES district ID: 1721000
• Math proficiency: 8% ▼ -8.00%
• Reading proficiency: 20% ▼ -12.00%
• Median HH income: $38,294
• Composite: 11.77/100
• National rank: #9682
• State rank: #540 of 620 in IL

Livability — Kewanee

• Score: 69/100
• State rank: #409
• US rank: #8423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kewanee, IL
• Population (ZIP): 13,529

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 4% English 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -68.32%
• Current HPI: 121.8672
• 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

18 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-01-23 Sold (MLS) $103,000 MRED as Distributed by MLS Grid
• 2026-01-23 Sold (MLS) $103,000 MRED as Distributed by MLS Grid
• 2026-01-23 Sold (MLS) $103,000 MRED as Distributed by MLS Grid
• 2026-01-23 Sold (MLS) $103,000 MRED as Distributed by MLS Grid
• 2026-01-15 Pending — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-12 Pending — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-07 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-12 Relisted — RMLSA as Distributed by MLS Grid
• 2025-12-12 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-27 Contingent — RMLSA as Distributed by MLS Grid
• 2025-10-23 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+10.4%/yr

Latest (2024): $1,739 · +15.6% YoY. Source: county tax records.