138 W 5th Ave · Woodhull, IL 61490

$36,400

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 27 Days on market

Built 1976 9,147 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom ranch with eat in kitchen on a private setting.

Key facts

• Eat in kitchen
• Private setting
• 9,147 sq ft lot

Tags

• EAT IN KITCHEN
• PRIVATE SETTING

Property features AI

Finance

• Other: Property is not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Utilities: Sewer: Other
• Home design: Detached single-family home; One-story layout; Fee-simple ownership
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Built approximately 41–50 years ago; Property built before 1978
• Exterior features: Level lot

Interior

• Kitchen: Kitchen on the main level with laminate flooring
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level
• Flooring: Carpet in most bedrooms; Laminate in the kitchen; Other flooring in the living room
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating
• Interior features: Five total rooms; Unfinished full basement
• Laundry & utility: Laundry room in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $36k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#841 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Alwood CUSD 225 (rural): math 20% / reading 45% proficiency, ranked #428 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 $2k of equity ($252 loan paydown + $2k appreciation (4.7% 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 (4.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,854 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.77% ✓
• Cap rate: 20.87%
• Cash-on-cash: 52.07%
• DSCR: 3.32
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $74,592
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 W 5th Ave	0.01mi	3/1.0	1,008 (0%)	9mo	$75,000	$74	92
136 W 5th Ave	0.01mi	3/1.0	1,008 (0%)	9mo	$75,000	$74	92
290 W 2nd Ave	0.25mi	2/1.0 (-1)	1,044 (+4%)	10mo	$63,000	$60	70
290 W 2nd Ave	0.25mi	2/1.0 (-1)	1,044 (+4%)	10mo	$63,000	$60	70
279 W 2nd Ave	0.26mi	2/1.0 (-1)	892 (-12%)	8mo	$45,000	$50	56
353 E 4th Ave	0.30mi	4/1.5 (+1)	1,143 (+13%)	2mo	$195,000	$171	55

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

Projected returns pro-forma

4.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.2%
• Equity multiple: 4.20×
• Total profit: $32,565
• Equity at exit: $20,028

10-year hold

• IRR: 51.3%
• Equity multiple: 8.62×
• Total profit: $77,648
• Equity at exit: $34,080

Cash invested: $10,192 (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 61490

• Home prices YoY: 3.1%
• Active inventory: 2
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$191
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$15
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $387

Break-even live

Break-even rent $517

Max offer price $36,400

Occupancy floor 57%

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: $9,100
• Closing costs: $1,092
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $36,400 Active 27 DOM
2. 2026-06-17
   days on market $36,400 Active 26 DOM
3. 2026-06-16
   days on market $36,400 Active 25 DOM
4. 2026-06-15
   days on market $36,400 Active 24 DOM
5. 2026-06-13
   days on market $36,400 Active 22 DOM
6. 2026-06-12
   days on market $36,400 Active 21 DOM
7. 2026-06-09
   days on market $36,400 Active 18 DOM
8. 2026-06-08
   days on market $36,400 Active 17 DOM
9. 2026-06-07
   days on market $36,400 Active 16 DOM
10. 2026-06-05
    days on market $36,400 Active 14 DOM
11. 2026-06-04
    days on market $36,400 Active 12 DOM
12. 2026-06-02
    days on market $36,400 Active 11 DOM
13. 2026-06-01
    days on market $36,400 Active 10 DOM
14. 2026-05-31
    days on market $36,400 Active 9 DOM
15. 2026-05-31
    days on market $36,400 Active 8 DOM
16. 2026-05-21
    listed $36,400 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: $1,762 · $147/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $12,078
• − Mortgage interest: −$2,039
• − Property taxes: −$1,762
• − Insurance: −$848
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$1,059
• Taxable income: $4,437
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $3,575/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: Alwood CUSD 225
• NCES district ID: 1703660
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $54,177
• Composite: 31.36/100
• National rank: #11220
• State rank: #428 of 919 in IL

Livability — Woodhull

• Score: 62/100
• State rank: #841
• US rank: #16578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodhull, IL
• Population (ZIP): 990

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2%
• Common ancestry: English 5% Slovak 3% Portuguese 2%
• Foreign-born: 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: ▲ 4.73%
• Current HPI: 157.0901
• 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 $36,400 MRED as Distributed by MLS Grid

Property tax history

+12.1%/yr

Latest (2024): $1,762 · +134.9% YoY. Source: county tax records.