301 E 2nd St · Kingston Mines, IL 61539-0135

$65,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 18 Days on market

Built 1900 Est $105k · 38% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Two bedroom home on a good sized corner lot. Two stall garage with attached storage shed. This property needs work but has good sized rooms.

Key facts

• Built in cabinet
• French doors
• Main floor laundry

Tags

• GUTTED AND REMODELED BATHROOM
• NEWER LAMINATE FLOORING
• BUILT IN CABINET
• FRENCH DOORS
• ENCLOSED FRONT PORCH
• MAIN FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic system
• Home design: Single-family residence; One story (main living on main level with basement and additional levels noted); Enclosed front porch
• Construction: Shingle roof; Partial, unfinished basement
• Exterior features: Shed(s); Corner lot; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Two bedrooms (both on the main level); Egress windows in bedrooms
• Flooring: Laminate flooring throughout main living areas and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Gas water heater; Central air conditioning; High-efficiency heating and cooling equipment
• Interior features: Dishwasher; Dryer; Refrigerator; Washer; No fireplaces
• Laundry & utility: Main-level laundry; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#988 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Illini Bluffs CUSD 327 (rural): math 16% / reading 28% proficiency, ranked #343 of 620 in IL (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Illini Bluffs High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 267 students, 0% FRL) — zoned schools average 0% FRL vs 20% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 73 units permitted in Peoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Peoria County population projected at -11% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $16k; list at $65k implies a 306% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.73% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.07%
• DSCR: 2.25
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $105,060
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Madison St	0.15mi	2/1.0 (-1)	1,056 (+4%)	3mo	$109,000	$103	80

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: 34.0%
• Equity multiple: 2.92×
• Total profit: $34,972
• Equity at exit: $29,227

10-year hold

• IRR: 34.2%
• Equity multiple: 5.75×
• Total profit: $86,537
• Equity at exit: $45,042

Cash invested: $18,200 (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 61539-0135

• Active inventory: 1
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $426

Break-even live

Break-even rent $584

Max offer price $65,000

Occupancy floor 57%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $65,000 Under Contract 18 DOM
2. 2026-06-18
   days on market $65,000 Under Contract 17 DOM
3. 2026-06-17
   days on market $65,000 Under Contract 16 DOM
4. 2026-06-16
   days on market $65,000 Under Contract 15 DOM
5. 2026-06-15
   status $65,000 Under Contract 14 DOM
6. 2026-06-15
   days on market $65,000 Active 14 DOM
7. 2026-06-14
   days on market $65,000 Active 12 DOM
8. 2026-06-13
   days on market $65,000 Active 11 DOM
9. 2026-06-10
   days on market $65,000 Active 9 DOM
10. 2026-06-09
    days on market $65,000 Active 8 DOM
11. 2026-06-08
    days on market $65,000 Active 7 DOM
12. 2026-06-07
    days on market $65,000 Active 6 DOM
13. 2026-06-02
    remarks 488-char remark
14. 2026-06-02
    listed $65,000 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: $1,123 · $94/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: +$176/yr (+$15/mo · 15.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,477
• − Mortgage interest: −$3,641
• − Property taxes: −$1,123
• − Insurance: −$325
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$1,891
• Taxable income: $4,342
• Est. tax owed @ 24.0%: −$1,042
• After-tax cash flow: $4,067/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: Illini Bluffs CUSD 327
• NCES district ID: 1719960
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 28% ▼ -22.00%
• Median HH income: $68,929
• Composite: 21.34/100
• National rank: #8370
• State rank: #343 of 620 in IL

Livability — Kingston Mines

• Score: 60/100
• State rank: #988
• US rank: #19030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingston Mines, IL

Population outlook (Peoria County) Hauer SSP2

• Today (2025): 183,007 people
• By 2030: 179,643 · -1.8%
• By 2040: 171,782 · -6.1%
• By 2050: 163,508 · -10.7%
• By 2075: 140,178 · -23.4%
• By 2100: 114,493 · -37.4%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• 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

+35.7% since first listed

6 events — show timeline

• 2026-06-01 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2018-06-29 Sold (MLS) $16,000 RMLSA as Distributed by MLS Grid
• 2018-05-21 Listed $16,000 RMLSA as Distributed by MLS Grid
• 2009-02-17 Sold (Public Records) $44,000 Public Records
• 2009-02-12 Sold (MLS) $44,000 RMLSA as Distributed by MLS Grid
• 2008-07-30 Listed $47,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2024): $1,123 · +1.8% YoY. Source: county tax records.