332 W Tyler Ave · Charleston, IL 61920

$50,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 30 Days on market

Built 1908 6,534 sqft lot Est $46k · 9% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• ARV discount +3.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this 2 bedroom charmer near shopping, restaurants and EIU in Charleston! You'll find hardwood flooring throughout most of the home starting in the spacious living room and continuing into the dining room. The large kitchen boasts plenty of cabinet space as well as great working counter space. The two guest bedrooms share a hall bath. Completing the tour is a convenient separate laundry room. Outside, the deep fenced backyard provides great space to enjoy the beautiful sunshine! Sold as is. Check it out today!

Key facts

• Large kitchen
• Hardwood floors
• Conveniently located

Tags

• HARDWOOD FLOORS
• LARGE KITCHEN
• ABUNDANCE OF CABINET SPACE
• GENEROUS BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Front porch; Gravel road access; R-1 zoning

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Window air conditioning
• Interior features: Gas water heater; Range; Refrigerator; Unfinished crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($751 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 4.0% in Charleston — 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 73/100 on livability (#293 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, schools F.
• Charleston CUSD 1 (town): math 14% / reading 21% proficiency, ranked #489 of 620 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 125 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 34 units permitted in Coles County in 2024 (30 in 5+ unit buildings).
• This rent is only 17% of the median local income ($52k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Coles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — 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. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.73%
• DSCR: 1.83
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $45,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 C St	0.21mi	2/1.0	936 (+4%)	8mo	$128,000	$137	77
124 Polk Ave	0.38mi	2/1.0	816 (-9%)	3mo	$38,000	$47	65
306 Polk Ave	0.47mi	2/1.0	936 (+4%)	9mo	$80,000	$85	64
929 Reynolds Dr	0.35mi	3/1.0 (+1)	984 (+9%)	3mo	$160,000	$163	60
927 Division St	0.26mi	2/1.0	999 (+11%)	14mo	$51,000	$51	58
927 Division St	0.26mi	2/1.0	999 (+11%)	14mo	$51,000	$51	58
317 A St	0.47mi	2/1.0	970 (+8%)	10mo	$82,500	$85	57
12 Railroad Ave	0.65mi	3/1.0 (+1)	860 (-4%)	3mo	$63,000	$73	55
921 Reynolds Dr	0.33mi	1/1.0 (-1)	780 (-13%)	6mo	$22,500	$29	52
408 Polk Ave	0.54mi	2/1.0	816 (-9%)	11mo	$26,250	$32	50
9 W Locust Ave	0.73mi	2/1.0	828 (-8%)	6mo	$25,000	$30	48
120 4th St	0.65mi	2/1.0	1,008 (+12%)	13mo	$24,000	$24	39

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $5,844
• Equity at exit: $7,455

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $23,128
• Equity at exit: $4,323

Cash invested: $14,000 (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 61920

• Home prices YoY: -28.1%
• Active inventory: 125
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $751 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $219

Break-even live

Break-even rent $474

Max offer price $50,000

Occupancy floor 66%

Sensitivity live

Price	-10% $247	-5% $233	+0% $219	+5% $204	+10% $190
Rent	-10% $159	-5% $189	+0% $219	+5% $248	+10% $278
Rate	-1.0pp $244	-0.5pp $231	base $219	+0.5pp $206	+1.0pp $192

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 W Polk Ave Unit 2 Charleston, IL	2.0	1.0	550	$700	$1.27	44d	1	0.17mi
15 9th St Unit A Charleston, IL	2.0	1.0	650	$700	$1.08	44d	1	0.91mi
1907 10th St Charleston, IL	2.0	1.0	650	$675	$1.04	44d	1	1.07mi
2204 9th St Charleston, IL	2.0	1.0	800	$1,145	$1.43	44d	1	1.27mi

Listing history 27 events

1. 2026-06-19
   days on market $50,000 Active 30 DOM
2. 2026-06-18
   days on market $50,000 Active 29 DOM
3. 2026-06-17
   days on market $50,000 Active 28 DOM
4. 2026-06-17
   price $50,000 Active 27 DOM
5. 2026-06-16
   days on market $52,500 Active 27 DOM
6. 2026-06-15
   days on market $52,500 Active 26 DOM
7. 2026-06-14
   days on market $52,500 Active 24 DOM
8. 2026-06-12
   days on market $52,500 Active 23 DOM
9. 2026-06-09
   days on market $52,500 Active 20 DOM
10. 2026-06-08
    days on market $52,500 Active 19 DOM
11. 2026-06-07
    days on market $52,500 Active 18 DOM
12. 2026-06-05
    days on market $52,500 Active 15 DOM
13. 2026-06-03
    days on market $52,500 Active 14 DOM
14. 2026-06-02
    days on market $52,500 Active 13 DOM
15. 2026-06-01
    days on market $52,500 Active 12 DOM
16. 2026-05-31
    pricedays on market $52,500 Active 11 DOM
17. 2026-05-30
    days on market $55,000 Active 10 DOM
18. 2026-05-20
    listed $55,000 Active
19. 2024-05-31
    soldstatus $39,900 Closed 529-char remark

    Show marketing remark (529 chars)

    Take a look at this 2 bedroom charmer near shopping, restaurants and EIU in Charleston! You'll find hardwood flooring throughout most of the home starting in the spacious living room and continuing into the dining room. The large kitchen boasts plenty of cabinet space as well as great working counter space. The two guest bedrooms share a hall bath. Completing the tour is a convenient separate laundry room. Outside, the deep fenced backyard provides great space to enjoy the beautiful sunshine! Sold as is. Check it out today!

20. 2024-05-31
    soldstatus $39,900 Closed 529-char remark

    Show marketing remark (529 chars)

    Take a look at this 2 bedroom charmer near shopping, restaurants and EIU in Charleston! You'll find hardwood flooring throughout most of the home starting in the spacious living room and continuing into the dining room. The large kitchen boasts plenty of cabinet space as well as great working counter space. The two guest bedrooms share a hall bath. Completing the tour is a convenient separate laundry room. Outside, the deep fenced backyard provides great space to enjoy the beautiful sunshine! Sold as is. Check it out today!

21. 2024-05-31
    soldstatus $39,900 Closed

    Show marketing remark (529 chars)

    Take a look at this 2 bedroom charmer near shopping, restaurants and EIU in Charleston! You'll find hardwood flooring throughout most of the home starting in the spacious living room and continuing into the dining room. The large kitchen boasts plenty of cabinet space as well as great working counter space. The two guest bedrooms share a hall bath. Completing the tour is a convenient separate laundry room. Outside, the deep fenced backyard provides great space to enjoy the beautiful sunshine! Sold as is. Check it out today!

22. 2024-04-22
    status Pending 529-char remark

    Show marketing remark (529 chars)

    Take a look at this 2 bedroom charmer near shopping, restaurants and EIU in Charleston! You'll find hardwood flooring throughout most of the home starting in the spacious living room and continuing into the dining room. The large kitchen boasts plenty of cabinet space as well as great working counter space. The two guest bedrooms share a hall bath. Completing the tour is a convenient separate laundry room. Outside, the deep fenced backyard provides great space to enjoy the beautiful sunshine! Sold as is. Check it out today!

23. 2024-04-22
    status Pending

    Show marketing remark (529 chars)

    Take a look at this 2 bedroom charmer near shopping, restaurants and EIU in Charleston! You'll find hardwood flooring throughout most of the home starting in the spacious living room and continuing into the dining room. The large kitchen boasts plenty of cabinet space as well as great working counter space. The two guest bedrooms share a hall bath. Completing the tour is a convenient separate laundry room. Outside, the deep fenced backyard provides great space to enjoy the beautiful sunshine! Sold as is. Check it out today!

24. 2024-04-22
    status Pending 529-char remark

    Show marketing remark (529 chars)

    Take a look at this 2 bedroom charmer near shopping, restaurants and EIU in Charleston! You'll find hardwood flooring throughout most of the home starting in the spacious living room and continuing into the dining room. The large kitchen boasts plenty of cabinet space as well as great working counter space. The two guest bedrooms share a hall bath. Completing the tour is a convenient separate laundry room. Outside, the deep fenced backyard provides great space to enjoy the beautiful sunshine! Sold as is. Check it out today!

25. 2024-03-22
    listed $49,900 Active

    Show marketing remark (529 chars)

    Take a look at this 2 bedroom charmer near shopping, restaurants and EIU in Charleston! You'll find hardwood flooring throughout most of the home starting in the spacious living room and continuing into the dining room. The large kitchen boasts plenty of cabinet space as well as great working counter space. The two guest bedrooms share a hall bath. Completing the tour is a convenient separate laundry room. Outside, the deep fenced backyard provides great space to enjoy the beautiful sunshine! Sold as is. Check it out today!

26. 2024-03-22
    listed $49,900 Active 529-char remark

    Show marketing remark (529 chars)

    Take a look at this 2 bedroom charmer near shopping, restaurants and EIU in Charleston! You'll find hardwood flooring throughout most of the home starting in the spacious living room and continuing into the dining room. The large kitchen boasts plenty of cabinet space as well as great working counter space. The two guest bedrooms share a hall bath. Completing the tour is a convenient separate laundry room. Outside, the deep fenced backyard provides great space to enjoy the beautiful sunshine! Sold as is. Check it out today!

27. 2024-03-22
    listed $49,900 Active 529-char remark

    Show marketing remark (529 chars)

    Take a look at this 2 bedroom charmer near shopping, restaurants and EIU in Charleston! You'll find hardwood flooring throughout most of the home starting in the spacious living room and continuing into the dining room. The large kitchen boasts plenty of cabinet space as well as great working counter space. The two guest bedrooms share a hall bath. Completing the tour is a convenient separate laundry room. Outside, the deep fenced backyard provides great space to enjoy the beautiful sunshine! Sold as is. Check it out today!

ⓘ 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: $1,097 · $91/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$19/yr (+$2/mo · 1.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 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: $9,007
• − Mortgage interest: −$2,801
• − Property taxes: −$1,097
• − Insurance: −$250
• − Repairs & maintenance: −$721
• − Management: −$721
• − Depreciation: −$1,455
• Taxable income: $1,964
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $2,151/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: Charleston CUSD 1
• NCES district ID: 1709600
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 21% ▼ -8.00%
• Median HH income: $35,724
• Composite: 14.45/100
• National rank: #9429
• State rank: #489 of 620 in IL

Livability — Charleston

• Score: 73/100
• State rank: #293
• US rank: #5627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, IL
• County: Coles County · 41,301 people
• City population: 20,951
• Metro: Charleston-Mattoon, IL
• Population (ZIP): 20,951
• Household income: $52,429
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1209.0

Population outlook (Coles County) Hauer SSP2

• Today (2025): 53,967 people
• By 2030: 53,829 · -0.3%
• By 2040: 52,332 · -3.0%
• By 2050: 49,989 · -7.4%
• By 2075: 42,226 · -21.8%
• By 2100: 34,675 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Italian 2% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Coles

• 2024 margin: Strong R (+28.5) · D 34.9% · R 63.4% · Other 1.7%
• 2008→2024 swing: -31.7pp toward R · 2008: 3.2pp · 2024: -28.5pp
• All cycles: 2024: R+28.5 2020: R+26.4 2016: R+26.4 2012: R+11.1 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.97%
• Current HPI: 153.8607
• Rent YoY: —
• Metro: Charleston-Mattoon, IL
• 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

+10.2% since first listed

10 events — show timeline

• 2026-05-20 Listed $55,000 CIBR
• 2024-05-31 Sold (MLS) $39,900 CIBR
• 2024-05-31 Sold (MLS) $39,900 MRED as Distributed by MLS Grid
• 2024-05-31 Sold (MLS) $39,900 MRED as Distributed by MLS Grid
• 2024-04-22 Pending — MRED as Distributed by MLS Grid
• 2024-04-22 Pending — CIBR
• 2024-04-22 Pending — MRED as Distributed by MLS Grid
• 2024-03-22 Listed $49,900 CIBR
• 2024-03-22 Listed $49,900 MRED as Distributed by MLS Grid
• 2024-03-22 Listed $49,900 MRED as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2024): $1,097 · +1.5% YoY. Source: county tax records.