216 S Washington St · Kinmundy, IL 62854

$39,900

4 bd · 0.5 ba · 2,604 sqft · SingleFamily public records · 1 Days on market

Built 1877 1.16 ac lot

---

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 +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Here is a opportunity to purchase this 2 story 3bed 1.5 bath home that is on the National Registry of Historic Homes. Fireplace in living room, hardwood flooring throughout , nice woodworking on staircases , unfinished basement and attached garage. Located on a large corner lot with over 1 acre. Call today for more information.

Key facts

• 1.16 acre lot
• Garage
• Built 1877

Tags

• OVER 1 ACRE OF PROPERTY

Property features AI

Finance

• Other: Living area reported from other source; Approximately 1,866 total square feet (1,302 main level, 564 upper level)
• Financial info: Homeowner tax exemption (tax year 2025)
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Two-story layout; Originally built more than 100 years ago; Built before 1978; Fee simple ownership
• Construction: Brick construction
• Exterior features: Lot approximately 1.0–1.99 acres; Lot dimensions approximately 275 x 186

Interior

• Kitchen: Kitchen on main level (13 x 18); Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level (12 x 12); Bedroom 2 on main level (11 x 12); Bedroom 3 on main level (13 x 14); Bedroom 4 on second level (12 x 12)
• Flooring: Wood laminate flooring in living room, kitchen, master and two other bedrooms
• Bathrooms: One half bathroom
• Heating & cooling: Natural gas heating; Electric heating; Central air conditioning
• Interior features: Unfinished full basement; Six total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/0.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).

Location & tenants

• Location reads 58/100 on livability (#1,135 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• South Central CUD 401 (rural): math 12% / reading 19% proficiency, ranked #506 of 620 in IL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: South Central Elementary-Kinmundy (math 12% / reading 12%, grade F, #1,403 of 2,056 statewide, top 71%, 279 students, 0% FRL); South Central Middle School (math 12% / reading 22%, grade F, #460 of 665 statewide, top 72%, 144 students, 0% FRL); South Central High School (math 17% / reading 22%, grade F, #397 of 693 statewide, top 61%, 206 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (3.0% local appreciation)).
• 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $15k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1877 — 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 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?
4. Crime grade is D 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: 3.37% ✓
• Cap rate: 29.94%
• Cash-on-cash: 84.45%
• DSCR: 4.76
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 88.8%
• Equity multiple: 5.91×
• Total profit: $54,903
• Equity at exit: $17,941

10-year hold

• IRR: 88.4%
• Equity multiple: 12.22×
• Total profit: $125,304
• Equity at exit: $27,649

Cash invested: $11,172 (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 62854

• Active inventory: 4
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $786

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 37%

Sensitivity live

Price	-10% $814	-5% $800	+0% $786	+5% $772	+10% $759
Rent	-10% $680	-5% $733	+0% $786	+5% $839	+10% $892
Rate	-1.0pp $806	-0.5pp $796	base $786	+0.5pp $776	+1.0pp $765

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-12
   pricestatus $39,900 Pending 1 DOM
2. 2026-06-09
   remarks 225-char remark
3. 2026-06-09
   listed $54,900 Active 1 DOM

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

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: $16,131
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$1,161
• Taxable income: $9,357
• Est. tax owed @ 24.0%: −$2,246
• After-tax cash flow: $7,189/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: South Central CUD 401
• NCES district ID: 1700114
• Math proficiency: 12% ▼ -1.00%
• Reading proficiency: 19% ▼ -13.00%
• Median HH income: $43,276
• Composite: 13.52/100
• National rank: #9517
• State rank: #506 of 620 in IL

Livability — Kinmundy

• Score: 58/100
• State rank: #1135
• US rank: #21440

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kinmundy, IL
• Population (ZIP): 1,561

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Romanian 4% Iranian 3% Portuguese 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Russian/Polish/Slavic 1% 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: —
• Current HPI: —
• 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

+57.3% since first listed

6 events — show timeline

• 2026-06-09 Listed $54,900 MRED as Distributed by MLS Grid
• 2025-04-08 Sold (MLS) $35,000 MRED as Distributed by MLS Grid
• 2025-04-08 Sold (MLS) $35,000 RMLSA as Distributed by MLS Grid
• 2025-03-14 Pending — RMLSA as Distributed by MLS Grid
• 2025-01-25 Listed $34,900 MRED as Distributed by MLS Grid
• 2025-01-25 Listed $34,900 RMLSA as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2024): $2,894 · +9.2% YoY. Source: county tax records.