219 E Williams St · Salem, IL 62881

$99,500

3 bd · 1.0 ba · 980 sqft · SingleFamily · 44 Days on market

Built 1952 7,813 sqft lot Est $85k · 17% over

---

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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1 bath home with wood floors and large back yard. All offers must be submitted by the Buyer's Agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction.

Key facts

• 7,813 sq ft lot
• Built 1952
• Listed 44 days

Property features AI

Finance

• Other: Living area measured by taped method; Unfinished basement area approximately 230 (reported separately)
• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Property age: approximately 71–80 years; Built before 1978
• Construction: Vinyl siding construction
• Exterior features: Lot dimensions about 62.5 x 125; Lot under 0.25 acre; Vinyl siding

Interior

• Kitchen: Kitchen on main level (approx. 9 x 13); Laminate flooring in kitchen
• Bedrooms: Three bedrooms (all on the main level); Bedroom dimensions include 10 x 11 (master), 8 x 10, and 9 x 10
• Flooring: Hardwood flooring in living room; Laminate flooring in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Five total rooms; Unfinished partial basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.6% in Salem — 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 68/100 on livability (#467 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Salem Chsd 600 (town): math 25% / reading 30% proficiency, ranked #571 of 919 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 48 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $35k; list at $100k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.04% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $85,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 E William St	0.04mi	3/1.0	984 (+0%)	13mo	$129,900	$132	86
327 E Williams St	0.08mi	2/1.0 (-1)	1,038 (+6%)	14mo	$78,000	$75	70
114 E Oglesby St	0.46mi	3/1.0	940 (-4%)	14mo	$82,000	$87	60
1025 N Rotan Ave	0.28mi	3/1.0	1,059 (+8%)	22mo	$97,850	$92	56
521 W Park St	0.46mi	3/1.0	1,089 (+11%)	8mo	$150,000	$138	53
511 N Shelby St	0.66mi	3/1.0	1,092 (+11%)	1mo	$80,000	$73	49
621 E Oglesby	0.47mi	2/1.0 (-1)	865 (-12%)	7mo	$82,000	$95	48
525 E Bennett St	0.40mi	3/1.0	1,080 (+10%)	19mo	$90,640	$84	48
201 W Warmoth St	0.65mi	2/1.0 (-1)	1,044 (+6%)	13mo	$74,200	$71	42
1033 N Jackson	0.48mi	2/2.0 (-1)	1,050 (+7%)	22mo	$52,000	$50	39
531 N College Ave	0.74mi	2/1.0 (-1)	943 (-4%)	23mo	$130,000	$138	35
904 N Lincoln St	0.69mi	2/1.5 (-1)	880 (-10%)	19mo	$53,500	$61	28

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-6,033
• Equity at exit: $14,836

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $7,736
• Equity at exit: $8,603

Cash invested: $27,860 (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 62881

• Home prices YoY: -28.0%
• Active inventory: 48
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $158

Break-even live

Break-even rent $836

Max offer price $99,500

Occupancy floor 80%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $99,500 Active 44 DOM
2. 2026-06-17
   days on market $99,500 Active 43 DOM
3. 2026-06-16
   days on market $99,500 Active 42 DOM
4. 2026-06-15
   days on market $99,500 Active 41 DOM
5. 2026-06-13
   days on market $99,500 Active 39 DOM
6. 2026-06-12
   days on market $99,500 Active 38 DOM
7. 2026-06-09
   days on market $99,500 Active 35 DOM
8. 2026-06-08
   days on market $99,500 Active 34 DOM
9. 2026-06-07
   days on market $99,500 Active 33 DOM
10. 2026-06-07
    days on market $99,500 Active 32 DOM
11. 2026-06-04
    days on market $99,500 Active 29 DOM
12. 2026-06-02
    days on market $99,500 Active 28 DOM
13. 2026-06-01
    days on market $99,500 Active 27 DOM
14. 2026-05-31
    days on market $99,500 Active 26 DOM
15. 2026-05-31
    days on market $99,500 Active 25 DOM
16. 2026-05-05
    listed $99,500 Active
17. 2025-02-21
    soldstatus $35,000 Closed 374-char remark

    Show marketing remark (374 chars)

    3 bedroom, 1 bath home with wood floors and large back yard. All offers must be submitted by the Buyer's Agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction.

18. 2025-02-21
    soldstatus $35,000 374-char remark

    Show marketing remark (374 chars)

    3 bedroom, 1 bath home with wood floors and large back yard. All offers must be submitted by the Buyer's Agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction.

19. 2025-01-30
    historical Under Contract 374-char remark

    Show marketing remark (374 chars)

    3 bedroom, 1 bath home with wood floors and large back yard. All offers must be submitted by the Buyer's Agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction.

20. 2025-01-13
    price $40,000 374-char remark

    Show marketing remark (374 chars)

    3 bedroom, 1 bath home with wood floors and large back yard. All offers must be submitted by the Buyer's Agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction.

21. 2024-12-10
    price $47,000 374-char remark

    Show marketing remark (374 chars)

    3 bedroom, 1 bath home with wood floors and large back yard. All offers must be submitted by the Buyer's Agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction.

22. 2024-10-30
    price $55,000 374-char remark

    Show marketing remark (374 chars)

    3 bedroom, 1 bath home with wood floors and large back yard. All offers must be submitted by the Buyer's Agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction.

23. 2024-09-27
    price $60,000 374-char remark

    Show marketing remark (374 chars)

    3 bedroom, 1 bath home with wood floors and large back yard. All offers must be submitted by the Buyer's Agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction.

24. 2024-08-28
    listed $65,000 Active 374-char remark

    Show marketing remark (374 chars)

    3 bedroom, 1 bath home with wood floors and large back yard. All offers must be submitted by the Buyer's Agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction.

25. 2024-08-28
    listed $40,000 374-char remark

    Show marketing remark (374 chars)

    3 bedroom, 1 bath home with wood floors and large back yard. All offers must be submitted by the Buyer's Agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $150.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction.

26. 2011-05-16
    soldstatus $53,000 335-char remark

    Show marketing remark (335 chars)

    This charming 3 bedroom home is move in ready! Gutters installed in 2010, fresh paint, water heater in 2008, furnace and air in 2006, vinyl siding and windows in 2005, partial basement, and fenced in back yard. This home has cable & internet with HD for your TV until 6/30/2011, all electric home/ low utilities. Range, 8 x 10 Shed

27. 2011-05-16
    soldstatus $53,000 335-char remark

    Show marketing remark (335 chars)

    This charming 3 bedroom home is move in ready! Gutters installed in 2010, fresh paint, water heater in 2008, furnace and air in 2006, vinyl siding and windows in 2005, partial basement, and fenced in back yard. This home has cable & internet with HD for your TV until 6/30/2011, all electric home/ low utilities. Range, 8 x 10 Shed

28. 2011-02-03
    listed $54,900 335-char remark

    Show marketing remark (335 chars)

    This charming 3 bedroom home is move in ready! Gutters installed in 2010, fresh paint, water heater in 2008, furnace and air in 2006, vinyl siding and windows in 2005, partial basement, and fenced in back yard. This home has cable & internet with HD for your TV until 6/30/2011, all electric home/ low utilities. Range, 8 x 10 Shed

29. 2011-02-03
    listed $54,900 335-char remark

    Show marketing remark (335 chars)

    This charming 3 bedroom home is move in ready! Gutters installed in 2010, fresh paint, water heater in 2008, furnace and air in 2006, vinyl siding and windows in 2005, partial basement, and fenced in back yard. This home has cable & internet with HD for your TV until 6/30/2011, all electric home/ low utilities. Range, 8 x 10 Shed

30. 2010-06-18
    soldstatus $49,750
31. 2010-06-18
    soldstatus $49,750
32. 2010-04-29
    listed $52,500
33. 2010-04-29
    listed $52,500
34. 2005-12-22
    soldstatus $34,500
35. 2005-11-28
    listed $34,500

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$545/yr (+$45/mo · 46.7%)

ⓘ 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 ≥106°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: $12,441
• − Mortgage interest: −$5,574
• − Property taxes: −$1,168
• − Insurance: −$498
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$2,895
• Taxable income: $317
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $1,825/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: Salem Chsd 600
• NCES district ID: 1735190
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $39,305
• Composite: 26.04/100
• National rank: #12738
• State rank: #571 of 919 in IL

Livability — Salem

• Score: 68/100
• State rank: #467
• US rank: #9634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, IL
• City population: 11,218
• Population (ZIP): 11,218

Population outlook (Marion County) Hauer SSP2

• Today (2025): 36,071 people
• By 2030: 34,598 · -4.1%
• By 2040: 31,754 · -12.0%
• By 2050: 28,912 · -19.8%
• By 2075: 22,527 · -37.5%
• By 2100: 16,455 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 2%
• Common ancestry: Romanian 2% Italian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+49.5) · D 24.6% · R 74.1% · Other 1.4%
• 2008→2024 swing: -47.5pp toward R · 2008: -2.0pp · 2024: -49.5pp
• All cycles: 2024: R+49.5 2020: R+46.6 2016: R+44.9 2012: R+19.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.16%
• Current HPI: 162.55
• 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

+188.4% since first listed

20 events — show timeline

• 2026-05-05 Listed $99,500 MRED as Distributed by MLS Grid
• 2025-02-21 Sold (MLS) $35,000 MRED as Distributed by MLS Grid
• 2025-02-21 Sold (MLS) $35,000 RMLSA as Distributed by MLS Grid
• 2025-01-30 Contingent — RMLSA as Distributed by MLS Grid
• 2025-01-13 Price Changed $40,000 RMLSA as Distributed by MLS Grid
• 2024-12-10 Price Changed $47,000 RMLSA as Distributed by MLS Grid
• 2024-10-30 Price Changed $55,000 RMLSA as Distributed by MLS Grid
• 2024-09-27 Price Changed $60,000 RMLSA as Distributed by MLS Grid
• 2024-08-28 Listed $40,000 MRED as Distributed by MLS Grid
• 2024-08-28 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2011-05-16 Sold (MLS) $53,000 MRED as Distributed by MLS Grid
• 2011-05-16 Sold (MLS) $53,000 RMLSA as Distributed by MLS Grid
• 2011-02-03 Listed $54,900 MRED as Distributed by MLS Grid
• 2011-02-03 Listed $54,900 RMLSA as Distributed by MLS Grid
• 2010-06-18 Sold (MLS) $49,750 MRED as Distributed by MLS Grid
• 2010-06-18 Sold (MLS) $49,750 RMLSA as Distributed by MLS Grid
• 2010-04-29 Listed $52,500 MRED as Distributed by MLS Grid
• 2010-04-29 Listed $52,500 RMLSA as Distributed by MLS Grid
• 2005-12-22 Sold (MLS) $34,500 RMLSA as Distributed by MLS Grid
• 2005-11-28 Listed $34,500 RMLSA as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2024): $1,168 · +2.3% YoY. Source: county tax records.