1331 S Pine St · Centralia, IL 62801

$79,900

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 8 Days on market

Built 1958 7,797 sqft lot

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Why this score? — see what drove the C+ 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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom home has spacious living room with fireplace, kitchen/dining combo, covered patio & nice 2 car detached garage. None

Key facts

• Covered patio
• Concrete drive
• Kitchen dining combo

Tags

• LIVING ROOM WITH FIREPLACE
• KITCHEN DINING COMBO
• COVERED PATIO
• VINYL REPLACEMENT WINDOWS
• CONCRETE DRIVE
• NICE YARD

Property features AI

Finance

• Other: Parcel number: 1400071245; Living area source: Assessor
• HOA & community: No master association fee (not required)

Exterior

• Parking: Detached garage (concrete) with 2 garage spaces — 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One story; Fee simple ownership; Estimated age: 61–70 years; Asphalt roof; Aluminum siding and frame construction
• Construction: Built before 1978
• Exterior features: Patio; Lot dimensions approximately 60 x 130; Lot size less than 0.25 acre

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Eating area / table space
• Bedrooms: Three bedrooms (all on the main level); Bedroom dimensions: 11 x 9; 11 x 8; (one bedroom listed without dimensions)
• Flooring: Carpet in living room and bedrooms; Tile in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $80k).
• Cap rate 10.5% vs local median 5.8% in Centralia — 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 (#481 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Centralia Hsd 200 (town): math 21% / reading 26% proficiency, ranked #668 of 919 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jordan Elem School (math 12% / reading 12%, grade F, #1,403 of 2,056 statewide, top 71%, 221 students, 0% FRL); Centralia Jr High School (math 7% / reading 22%, grade F, #517 of 665 statewide, top 79%, 604 students, 0% FRL); Centralia High School (math 22% / reading 17%, grade F, #397 of 693 statewide, top 61%, 863 students, 0% FRL).
• Market conditions: 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $45k; list at $80k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1958 — 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 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?
4. Crime grade is F 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. 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: 1.18% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.98%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $50,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1502 S Pine St	0.23mi	3/1.5	1,040 (-2%)	3mo	$80,000	$77	81
515 E Calumet St	0.35mi	2/1.0 (-1)	1,040 (-2%)	4mo	$104,000	$100	71
804 E 11th St	0.22mi	2/1.0 (-1)	1,100 (+3%)	14mo	$38,000	$35	67
34 Circle Dr	0.37mi	3/1.0	1,056 (-1%)	18mo	$92,500	$88	66
1305 S Maple St	0.14mi	2/1.0 (-1)	980 (-8%)	14mo	$28,000	$29	64
1305 S Pine	0.08mi	2/1.0 (-1)	928 (-13%)	12mo	$93,000	$100	60
820 E 15th St	0.17mi	2/1.0 (-1)	1,152 (+8%)	18mo	$50,000	$43	58
617 E 4th St	0.67mi	2/1.0 (-1)	1,118 (+5%)	0mo	$53,000	$47	55
1305 Dean St	0.20mi	2/1.0 (-1)	908 (-15%)	15mo	$82,000	$90	49
319 E 6th St	0.59mi	2/2.0 (-1)	1,070 (+1%)	17mo	$22,000	$21	48
1101 S Cherry St	0.75mi	2/1.0 (-1)	1,000 (-6%)	7mo	$47,000	$47	44
623 S Locust St	0.64mi	2/1.0 (-1)	1,160 (+9%)	18mo	$24,000	$21	35

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $4,806
• Equity at exit: $11,913

10-year hold

• IRR: 14.9%
• Equity multiple: 2.20×
• Total profit: $26,939
• Equity at exit: $6,908

Cash invested: $22,372 (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 62801

• Home prices YoY: -13.9%
• Active inventory: 107
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$15 /mo · $179/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $279

Break-even live

Break-even rent $591

Max offer price $79,900

Occupancy floor 65%

Sensitivity live

Price	-10% $325	-5% $302	+0% $279	+5% $257	+10% $234
Rent	-10% $205	-5% $242	+0% $279	+5% $317	+10% $354
Rate	-1.0pp $320	-0.5pp $300	base $279	+0.5pp $259	+1.0pp $238

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Rolston St Centralia, IL	2.0	1.0	1048	$945	$0.90	45d	1	0.79mi

Listing history 7 events

1. 2026-06-12
   statusdays on market $79,900 Pending 8 DOM
2. 2026-06-09
   days on market $79,900 Contingent - Continue to Show 6 DOM
3. 2026-06-08
   days on market $79,900 Contingent - Continue to Show 5 DOM
4. 2026-06-07
   days on market $79,900 Contingent - Continue to Show 4 DOM
5. 2026-06-07
   statusdays on market $79,900 Contingent - Continue to Show 3 DOM
6. 2026-06-04
   remarks 301-char remark
7. 2026-06-04
   listed $79,900 Active 1 DOM

ⓘ 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: $179 · $15/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$817/yr (+$68/mo · 456.4%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,340
• − Mortgage interest: −$4,476
• − Property taxes: −$179
• − Insurance: −$400
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$2,324
• Taxable income: $2,147
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $2,837/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: Centralia Hsd 200
• NCES district ID: 1709300
• Math proficiency: 21% ▲ 6.00%
• Reading proficiency: 26% ▲ 1.00%
• Median HH income: $34,555
• Composite: 22.43/100
• National rank: #13470
• State rank: #668 of 919 in IL

Livability — Centralia

• Score: 68/100
• State rank: #481
• US rank: #9987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centralia, IL
• City population: 19,941
• Population (ZIP): 19,941

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 (81%)
• Race & ethnicity: White 81% Black 11% Two or more races 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -34.12%
• Current HPI: 211.3835
• 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

+60.1% since first listed

5 events — show timeline

• 2026-06-03 Listed $79,900 MRED as Distributed by MLS Grid
• 2015-06-30 Sold (MLS) $45,000 MRED as Distributed by MLS Grid
• 2015-06-30 Sold (MLS) $45,000 RMLSA as Distributed by MLS Grid
• 2015-05-15 Listed $49,900 MRED as Distributed by MLS Grid
• 2015-05-15 Listed $49,900 RMLSA as Distributed by MLS Grid

Property tax history

+9.8%/yr

Latest (2024): $179 · -9.4% YoY. Source: county tax records.