5208 Walsh Rd · Chester, IL 62297

$99,000

4 bd · 4.0 ba · 924 sqft · SingleFamily · 490 Days on market

Built 1986 1.35 ac lot

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Great investment opportunity/building opportunity with TWO well kept 924 SF mobile homes sitting on 1.25 acres with long term tenants with leases until Feb 2026. Spreading out room is available on the flat yard, and there is room for a third mobile home with a septic tank already in place. Property is flat and the middle section is open for anything you may want to build there. Public water and Egyptian electric and tenants pay all utilities. Showings only for serious buyers with preapproval letters and tenants rights will be respected. Allow 24 hour notice for showing requests.

Key facts

• Building opportunity
• Long term tenants
• Property is flat

Tags

• INVESTMENT OPPORTUNITY
• BUILDING OPPORTUNITY
• LONG TERM TENANTS
• ROOM FOR A THIRD MOBILE HOME
• SEPTIC TANK ALREADY IN PLACE
• PROPERTY IS FLAT

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#770 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.
• Sparta CUSD 140 (town): math 13% / reading 14% proficiency, ranked #535 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($684 loan paydown + $1k appreciation (1.4% local appreciation)).
• Randolph County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 490 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $99k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 490 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.21% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.85×
• Total profit: $23,599
• Equity at exit: $35,747

10-year hold

• IRR: 19.3%
• Equity multiple: 3.42×
• Total profit: $67,037
• Equity at exit: $49,050

Cash invested: $27,720 (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 62297

• Home prices YoY: 1.2%
• Active inventory: 1
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $313

Break-even live

Break-even rent $799

Max offer price $99,000

Occupancy floor 69%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $99,000 Active 490 DOM
2. 2026-06-17
   days on market $99,000 Active 489 DOM
3. 2026-06-16
   days on market $99,000 Active 488 DOM
4. 2026-06-15
   days on market $99,000 Active 487 DOM
5. 2026-06-13
   days on market $99,000 Active 485 DOM
6. 2026-06-12
   days on market $99,000 Active 484 DOM
7. 2026-06-09
   days on market $99,000 Active 481 DOM
8. 2026-06-08
   days on market $99,000 Active 480 DOM
9. 2026-06-07
   days on market $99,000 Active 479 DOM
10. 2026-06-07
    days on market $99,000 Active 478 DOM
11. 2026-06-04
    days on market $99,000 Active 475 DOM
12. 2026-06-02
    days on market $99,000 Active 474 DOM
13. 2026-06-01
    days on market $99,000 Active 473 DOM
14. 2026-05-31
    days on market $99,000 Active 472 DOM
15. 2026-05-31
    days on market $99,000 Active 471 DOM
16. 2026-02-06
    price $99,000 586-char remark

    Show marketing remark (586 chars)

    Great investment opportunity/building opportunity with TWO well kept 924 SF mobile homes sitting on 1.25 acres with long term tenants with leases until Feb 2026. Spreading out room is available on the flat yard, and there is room for a third mobile home with a septic tank already in place. Property is flat and the middle section is open for anything you may want to build there. Public water and Egyptian electric and tenants pay all utilities. Showings only for serious buyers with preapproval letters and tenants rights will be respected. Allow 24 hour notice for showing requests.

17. 2025-11-04
    price $100,000 586-char remark

    Show marketing remark (586 chars)

    Great investment opportunity/building opportunity with TWO well kept 924 SF mobile homes sitting on 1.25 acres with long term tenants with leases until Feb 2026. Spreading out room is available on the flat yard, and there is room for a third mobile home with a septic tank already in place. Property is flat and the middle section is open for anything you may want to build there. Public water and Egyptian electric and tenants pay all utilities. Showings only for serious buyers with preapproval letters and tenants rights will be respected. Allow 24 hour notice for showing requests.

18. 2025-09-19
    price $120,000 586-char remark

    Show marketing remark (586 chars)

    Great investment opportunity/building opportunity with TWO well kept 924 SF mobile homes sitting on 1.25 acres with long term tenants with leases until Feb 2026. Spreading out room is available on the flat yard, and there is room for a third mobile home with a septic tank already in place. Property is flat and the middle section is open for anything you may want to build there. Public water and Egyptian electric and tenants pay all utilities. Showings only for serious buyers with preapproval letters and tenants rights will be respected. Allow 24 hour notice for showing requests.

19. 2025-08-09
    price $125,000 586-char remark

    Show marketing remark (586 chars)

    Great investment opportunity/building opportunity with TWO well kept 924 SF mobile homes sitting on 1.25 acres with long term tenants with leases until Feb 2026. Spreading out room is available on the flat yard, and there is room for a third mobile home with a septic tank already in place. Property is flat and the middle section is open for anything you may want to build there. Public water and Egyptian electric and tenants pay all utilities. Showings only for serious buyers with preapproval letters and tenants rights will be respected. Allow 24 hour notice for showing requests.

20. 2025-05-24
    price $129,000 586-char remark

    Show marketing remark (586 chars)

    Great investment opportunity/building opportunity with TWO well kept 924 SF mobile homes sitting on 1.25 acres with long term tenants with leases until Feb 2026. Spreading out room is available on the flat yard, and there is room for a third mobile home with a septic tank already in place. Property is flat and the middle section is open for anything you may want to build there. Public water and Egyptian electric and tenants pay all utilities. Showings only for serious buyers with preapproval letters and tenants rights will be respected. Allow 24 hour notice for showing requests.

21. 2025-05-01
    price $135,000 586-char remark

    Show marketing remark (586 chars)

    Great investment opportunity/building opportunity with TWO well kept 924 SF mobile homes sitting on 1.25 acres with long term tenants with leases until Feb 2026. Spreading out room is available on the flat yard, and there is room for a third mobile home with a septic tank already in place. Property is flat and the middle section is open for anything you may want to build there. Public water and Egyptian electric and tenants pay all utilities. Showings only for serious buyers with preapproval letters and tenants rights will be respected. Allow 24 hour notice for showing requests.

22. 2025-03-13
    price $140,000 586-char remark

    Show marketing remark (586 chars)

    Great investment opportunity/building opportunity with TWO well kept 924 SF mobile homes sitting on 1.25 acres with long term tenants with leases until Feb 2026. Spreading out room is available on the flat yard, and there is room for a third mobile home with a septic tank already in place. Property is flat and the middle section is open for anything you may want to build there. Public water and Egyptian electric and tenants pay all utilities. Showings only for serious buyers with preapproval letters and tenants rights will be respected. Allow 24 hour notice for showing requests.

23. 2025-02-13
    listed $150,000 Active 586-char remark

    Show marketing remark (586 chars)

    Great investment opportunity/building opportunity with TWO well kept 924 SF mobile homes sitting on 1.25 acres with long term tenants with leases until Feb 2026. Spreading out room is available on the flat yard, and there is room for a third mobile home with a septic tank already in place. Property is flat and the middle section is open for anything you may want to build there. Public water and Egyptian electric and tenants pay all utilities. Showings only for serious buyers with preapproval letters and tenants rights will be respected. Allow 24 hour notice for showing requests.

24. 2019-01-16
    soldstatus $50,000

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: +$700/yr (+$58/mo · 82.5%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,339
• − Mortgage interest: −$5,546
• − Property taxes: −$848
• − Insurance: −$495
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,880
• Taxable income: $2,276
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $3,209/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: Sparta CUSD 140
• NCES district ID: 1736900
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 14% ▼ -13.00%
• Median HH income: $43,992
• Composite: 11.95/100
• National rank: #9668
• State rank: #535 of 620 in IL

Livability — Chester

• Score: 63/100
• State rank: #770
• US rank: #15436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 293

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 31,417 people
• By 2030: 30,519 · -2.9%
• By 2040: 28,841 · -8.2%
• By 2050: 27,150 · -13.6%
• By 2075: 22,569 · -28.2%
• By 2100: 16,584 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 10% Romanian 9%
• Languages at home: 94% English-only · German/W. Germanic 6%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.7%
• 2008→2024 swing: -49.0pp toward R · 2008: -0.9pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+50.2 2016: R+46.8 2012: R+17.6 2008: R+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.38%
• Current HPI: 111.8537
• 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

+98.0% since first listed

9 events — show timeline

• 2026-02-06 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2025-11-04 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2025-09-19 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2025-08-09 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2025-05-24 Price Changed $129,000 MARIS as Distributed by MLS Grid
• 2025-05-01 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2025-03-13 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2025-02-13 Listed $150,000 MARIS as Distributed by MLS Grid
• 2019-01-16 Sold (Public Records) $50,000 Public Records

Property tax history

+14.0%/yr

Latest (2024): $848 · -0.5% YoY. Source: county tax records.