325 N Poplar St · Assumption, IL 62510

$70,000

2 bd · 2.0 ba · 936 sqft · SingleFamily public records · 291 Days on market

Built 1947 0.28 ac lot $75/sqft · at area comps Est $81k · 13% under

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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 +26.1/30.0
• ARV discount +13.6/15.0
• DSCR +8.8/10.0
• Appreciation +7.0/10.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Charming and move-in ready! This 2-bedroom, 1-bath home sits on a quarter-acre lot and offers plenty of updates you’ll love. Enjoy the extra space with a bonus room and a 2-car detached garage for all your storage and hobby needs. Inside, you’ll find new windows, new flooring, and a completely updated kitchen with new cabinets, counters, and sink. The bathroom has also been refreshed with a new shower and sink. This home is a great blend of comfort, updates, and value. Perfect for a starter home, downsizer, or investor! Call to setup a private showing today!

Key facts

• New flooring
• Bonus room
• New cabinets

Tags

• BONUS ROOM
• DETACHED GARAGE
• NEW WINDOWS
• NEW FLOORING
• UPDATED KITCHEN
• NEW CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($776 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#717 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Central A & M CUD 21 (rural): math 13% / reading 20% proficiency, ranked #477 of 620 in IL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP; 26 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $3k appreciation (4.0% local appreciation)).
• Christian County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $70k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.11% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $80,888
• List price: $70,000
• Delta: -13.46%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 N Poplar St	0.17mi	2/1.0	924 (-1%)	13mo	$95,000	$103	75
116 S Saint John St	0.55mi	3/2.0 (+1)	946 (+1%)	5mo	$95,000	$100	63
122 S College St	0.63mi	2/1.0	972 (+4%)	4mo	$85,000	$87	57
321 N Poplar St	0.02mi	2/1.0	1,076 (+15%)	19mo	$85,400	$79	55

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

Projected returns pro-forma

4.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.20×
• Total profit: $23,430
• Equity at exit: $35,495

10-year hold

• IRR: 20.4%
• Equity multiple: 4.22×
• Total profit: $63,174
• Equity at exit: $58,059

Cash invested: $19,600 (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 62510

• Home prices YoY: 2.4%
• Active inventory: 22
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $776 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $176

Break-even live

Break-even rent $553

Max offer price $70,000

Occupancy floor 72%

Sensitivity live

Price	-10% $216	-5% $196	+0% $176	+5% $157	+10% $137
Rent	-10% $115	-5% $146	+0% $176	+5% $207	+10% $238
Rate	-1.0pp $212	-0.5pp $194	base $176	+0.5pp $158	+1.0pp $140

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   days on market $70,000 Active 291 DOM
2. 2026-05-30
   days on market $70,000 Active 290 DOM
3. 2026-04-24
   price $70,000 576-char remark

   Show marketing remark (576 chars)

   Charming and move-in ready! This 2-bedroom, 1-bath home sits on a quarter-acre lot and offers plenty of updates you’ll love. Enjoy the extra space with a bonus room and a 2-car detached garage for all your storage and hobby needs. Inside, you’ll find new windows, new flooring, and a completely updated kitchen with new cabinets, counters, and sink. The bathroom has also been refreshed with a new shower and sink. This home is a great blend of comfort, updates, and value. Perfect for a starter home, downsizer, or investor! Call to setup a private showing today!

4. 2025-08-13
   listed $75,000 Active 576-char remark

   Show marketing remark (576 chars)

   Charming and move-in ready! This 2-bedroom, 1-bath home sits on a quarter-acre lot and offers plenty of updates you’ll love. Enjoy the extra space with a bonus room and a 2-car detached garage for all your storage and hobby needs. Inside, you’ll find new windows, new flooring, and a completely updated kitchen with new cabinets, counters, and sink. The bathroom has also been refreshed with a new shower and sink. This home is a great blend of comfort, updates, and value. Perfect for a starter home, downsizer, or investor! Call to setup a private showing today!

5. 2011-05-04
   historical
6. 1984-02-01
   soldstatus $21,000

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: +$552/yr (+$46/mo · 113.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $9,312
• − Mortgage interest: −$3,921
• − Property taxes: −$485
• − Insurance: −$350
• − Repairs & maintenance: −$745
• − Management: −$745
• − Depreciation: −$2,036
• Taxable income: $1,030
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $1,870/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: Central A & M CUD 21
• NCES district ID: 1709100
• Math proficiency: 13% ▼ -5.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $50,388
• Composite: 15.02/100
• National rank: #9357
• State rank: #477 of 620 in IL

Livability — Assumption

• Score: 64/100
• State rank: #717
• US rank: #14554

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Assumption, IL
• Population (ZIP): 1,573

Population outlook (Christian County) Hauer SSP2

• Today (2025): 31,182 people
• By 2030: 29,787 · -4.5%
• By 2040: 26,793 · -14.1%
• By 2050: 23,757 · -23.8%
• By 2075: 17,333 · -44.4%
• By 2100: 11,573 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 11% Iranian 8% Serbian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -40.4pp toward R · 2008: -6.3pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+44.6 2016: R+42.7 2012: R+23.1 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.00%
• Current HPI: 174.2098
• 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

+233.3% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $70,000 RMLSA as Distributed by MLS Grid
• 2025-08-13 Listed $75,000 RMLSA as Distributed by MLS Grid
• 2011-05-04 Listing Removed — MRED as Distributed by MLS Grid
• 1984-02-01 Sold (Public Records) $21,000 Public Records

Property tax history

-6.2%/yr

Latest (2024): $485 · +12.8% YoY. Source: county tax records.