256 N 2nd St · Livingston, IL 62058

$60,000

2 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 59 Days on market

Built 1972 0.34 ac lot $47/sqft · at area comps Est $62k · at est.

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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 +8.9/15.0
• Appreciation +8.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Come take a look at this 3 bedroom home. It features a huge living room, separate dining, 2 full bathrooms and a huge yard for all of your entertaining needs. Located within minutes of I55 makes it very convenient. With a little bit of TLC this will make someone a great home. For more information please visit www.hudhomestore.gov HUD case number 132-186688 INSURED WITH ESCROW. Owned by the US Department of HUD. Seller makes no representations or warranties as to the condition of property. Seller may contribute up to 3% of buyers closing costs upon buyers request. Sold AS-IS. Equal Housing Opportunity.

Key facts

• 0.34 acre lot
• Built 1972
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#779 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: 6 active listings in the ZIP; 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($415 loan paydown + $4k appreciation (6.7% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1972 — 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 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?
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: 1.77% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.16%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $61,917
• List price: $60,000
• Delta: -3.10%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Nicholls St	0.27mi	2/1.0	1,144 (-11%)	3mo	$119,900	$105	62
246 N 3rd St	0.06mi	3/1.0 (+1)	1,223 (-5%)	21mo	$17,000	$14	62
336 Mullen St	0.15mi	3/1.5 (+1)	1,188 (-8%)	17mo	$132,000	$111	59
670 Livingston Ave	0.46mi	2/1.0	1,319 (+2%)	16mo	$169,900	$129	57
528 Sarah St	0.32mi	3/1.0 (+1)	1,355 (+5%)	23mo	$24,900	$18	48
695 Elm St	0.51mi	3/1.0 (+1)	1,181 (-8%)	14mo	$115,000	$97	42

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

Projected returns pro-forma

6.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 3.79×
• Total profit: $46,912
• Equity at exit: $40,571

10-year hold

• IRR: 38.7%
• Equity multiple: 7.93×
• Total profit: $116,380
• Equity at exit: $76,171

Cash invested: $16,800 (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 62058

• Home prices YoY: 3.9%
• Active inventory: 6
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $422

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 55%

Sensitivity live

Price	-10% $464	-5% $443	+0% $422	+5% $401	+10% $381
Rent	-10% $339	-5% $380	+0% $422	+5% $464	+10% $506
Rate	-1.0pp $452	-0.5pp $437	base $422	+0.5pp $407	+1.0pp $391

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   status $60,000 Pending 59 DOM
2. 2026-06-15
   days on market $60,000 Active 59 DOM
3. 2026-06-13
   days on market $60,000 Active 57 DOM
4. 2026-06-12
   days on market $60,000 Active 56 DOM
5. 2026-06-09
   days on market $60,000 Active 53 DOM
6. 2026-06-08
   days on market $60,000 Active 52 DOM
7. 2026-06-07
   days on market $60,000 Active 51 DOM
8. 2026-06-07
   days on market $60,000 Active 50 DOM
9. 2026-06-04
   days on market $60,000 Active 47 DOM
10. 2026-06-02
    days on market $60,000 Active 46 DOM
11. 2026-06-01
    days on market $60,000 Active 45 DOM
12. 2026-05-31
    days on market $60,000 Active 44 DOM
13. 2026-05-31
    days on market $60,000 Active 43 DOM
14. 2026-04-17
    listed $75,000 Active 609-char remark

    Show marketing remark (609 chars)

    Come take a look at this 3 bedroom home. It features a huge living room, separate dining, 2 full bathrooms and a huge yard for all of your entertaining needs. Located within minutes of I55 makes it very convenient. With a little bit of TLC this will make someone a great home. For more information please visit www.hudhomestore.gov HUD case number 132-186688 INSURED WITH ESCROW. Owned by the US Department of HUD. Seller makes no representations or warranties as to the condition of property. Seller may contribute up to 3% of buyers closing costs upon buyers request. Sold AS-IS. Equal Housing Opportunity.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,712
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$1,745
• Taxable income: $4,372
• Est. tax owed @ 24.0%: −$1,049
• After-tax cash flow: $4,017/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 — Livingston

• Score: 63/100
• State rank: #779
• US rank: #15547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livingston, IL
• City population: 791
• Population (ZIP): 791

Population outlook (Madison County) Hauer SSP2

• Today (2025): 258,371 people
• By 2030: 251,523 · -2.7%
• By 2040: 233,640 · -9.6%
• By 2050: 213,042 · -17.5%
• By 2075: 165,255 · -36.0%
• By 2100: 123,953 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 14% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Romanian 3% American 2%
• Foreign-born: 0% · South Korea
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.3) · D 42.5% · R 55.8% · Other 1.8%
• 2008→2024 swing: -22.5pp toward R · 2008: 9.2pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+13.2 2016: R+15.6 2012: R+1.4 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.74%
• Current HPI: 181.8157
• 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

• 2026-04-17 Listed $75,000 MARIS as Distributed by MLS Grid