945 E Leonard St · Staunton, IL 62088

$59,000

2 bd · 1.0 ba · 1,600 sqft · SingleFamily · 1 Days on market

Built 1904 1.00 ac lot $37/sqft · 58% below area

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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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• One acre lot
• Interstate access
• Fenced

Tags

• ONE ACRE LOT
• FENCED
• PARK ACCESS
• INTERSTATE ACCESS

Property features AI

Finance

• Other: Property type listed as Residential

Exterior

• Utilities: Public water; Public sewer; Electric service: Other
• Home design: Single-family residence; One and one-half levels; Approximately 1,600 above-grade finished area (estimated)
• Construction: Construction materials: See remarks
• Exterior features: Back yard

Interior

• Bedrooms: Two bedrooms, both on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling
• Interior features: Has an unfinished cellar basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Cap rate 14.2% vs local median 3.7% in Staunton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#1,073 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Staunton CUSD 6 (town): math 22% / reading 28% proficiency, ranked #323 of 620 in IL (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Staunton Elem School (math 23% / reading 28%, grade F, #829 of 2,056 statewide, top 41%, 563 students, 0% FRL); Staunton Jr High School (math 21% / reading 29%, grade F, #327 of 665 statewide, top 50%, 243 students, 0% FRL); Staunton High School (math 22% / reading 22%, grade F, #319 of 693 statewide, top 50%, 411 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 35 active listings in the ZIP; 70 units permitted in Macoupin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Macoupin County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $59k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,000

Questions for the listing agent

1. Built in 1904 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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.
6. 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.
7. 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: 1.82% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.18%
• DSCR: 2.25
• GRM: 4.6

CMA / ARV

• ARV (median comp): $140,749
• List price: $59,000
• Delta: -58.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
945 E Leonard St	0.00mi	2/1.0	1,600 (0%)	0mo	$59,000	$37	100
305 E Pennsylvania St	0.45mi	2/1.0	1,530 (-4%)	2mo	$129,900	$85	70
617 N Easton St	0.30mi	2/2.0	1,437 (-10%)	1mo	$89,000	$62	64
519 N Maple St	0.46mi	3/1.0 (+1)	1,692 (+6%)	1mo	$114,900	$68	63
423 Taylor St	0.29mi	2/1.0	1,386 (-13%)	2mo	$134,900	$97	62
609 E North St	0.44mi	3/2.0 (+1)	1,660 (+4%)	5mo	$265,000	$160	60
513 E Pennsylvania St	0.35mi	3/2.0 (+1)	1,652 (+3%)	11mo	$269,900	$163	60
730 E Pennsylvania St	0.25mi	3/1.0 (+1)	1,800 (+12%)	13mo	$135,000	$75	52
530 N Maple St	0.43mi	2/1.0	1,800 (+12%)	10mo	$159,900	$89	51
840 N Union St	0.55mi	3/2.0 (+1)	1,436 (-10%)	4mo	$249,900	$174	45
211 E Olive	0.53mi	2/2.0	1,400 (-12%)	12mo	$120,000	$86	40
605 E Henry St	0.67mi	3/2.0 (+1)	1,363 (-15%)	13mo	$175,000	$128	24

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: 22.4%
• Equity multiple: 1.92×
• Total profit: $15,195
• Equity at exit: $8,797

10-year hold

• IRR: 30.5%
• Equity multiple: 3.74×
• Total profit: $45,244
• Equity at exit: $5,101

Cash invested: $16,520 (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 62088

• Home prices YoY: -21.7%
• Active inventory: 35
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$127 /mo · $1,527/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $388

Break-even live

Break-even rent $584

Max offer price $59,000

Occupancy floor 59%

Sensitivity live

Price	-10% $421	-5% $405	+0% $388	+5% $371	+10% $355
Rent	-10% $303	-5% $345	+0% $388	+5% $430	+10% $473
Rate	-1.0pp $418	-0.5pp $403	base $388	+0.5pp $373	+1.0pp $357

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending 459-char remark
2. 2026-05-15
   listed $59,000 Active 459-char remark
3. 2001-05-03
   soldstatus $30,000

ⓘ 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: $1,527 · $127/mo
• Projected year-2 tax: $1,527 · $127/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,898
• − Mortgage interest: −$3,305
• − Property taxes: −$1,527
• − Insurance: −$295
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$1,716
• Taxable income: $3,991
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $3,697/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: Staunton CUSD 6
• NCES district ID: 1737590
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $49,408
• Composite: 21.98/100
• National rank: #8211
• State rank: #323 of 620 in IL

Livability — Staunton

• Score: 59/100
• State rank: #1073
• US rank: #20495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Staunton, IL
• City population: 6,482
• Population (ZIP): 6,482

Population outlook (Macoupin County) Hauer SSP2

• Today (2025): 42,867 people
• By 2030: 40,796 · -4.8%
• By 2040: 36,135 · -15.7%
• By 2050: 31,469 · -26.6%
• By 2075: 22,102 · -48.4%
• By 2100: 15,380 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Asian 2%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 2% · South Korea, China
• Languages at home: 97% English-only · Korean 1% Chinese 1%

Political lean MEDSL · Macoupin

• 2024 margin: Solid R (+39.2) · D 29.4% · R 68.7% · Other 1.9%
• 2008→2024 swing: -49.0pp toward R · 2008: 9.8pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+35.0 2012: R+7.0 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.97%
• Current HPI: 195.0059
• 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

+96.7% since first listed

4 events — show timeline

• 2026-06-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $59,000 MARIS as Distributed by MLS Grid
• 2001-05-03 Sold (Public Records) $30,000 Public Records

Property tax history

+3.4%/yr

Latest (2024): $1,527 · +21.4% YoY. Source: county tax records.