906 Sumner St · Carlinville, IL 62626

$25,000

3 bd · 2.0 ba · 890 sqft · SingleFamily · 14 Days on market

Built 1930 6,695 sqft lot ↓ 28% since listing

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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 +7.5/15.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom 2 bath home would make a great starter home or investment property. You can update this home to your taste to make it your dream home. Square Footage and Year Built are estimated.

Key facts

• 6,695 sq ft lot
• Built 1930
• Listed 14 days

Property features AI

Finance

• Other: Estimated above-grade finished area: 890 (source: estimated); Estimated year built (source: estimated); Property address: 906 Sumner St, Carlinville, IL 62626; No home warranty

Exterior

• Utilities: Public water; Public sewer; Electric service: other
• Home design: Single-family residence (residential); One level
• Construction: Brick veneer exterior
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Other heating; No central air conditioning
• Interior features: Has a basement; Basement with other/unspecified features; Four total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).

Location & tenants

• Location reads 68/100 on livability (#477 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment D, crime F, amenities F.
• Carlinville CUSD 1 (town): math 33% / reading 40% proficiency, ranked #168 of 620 in IL (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carlinville High School (math 32% / reading 37%, grade F, #126 of 693 statewide, top 21%, 394 students, 0% FRL) — zoned schools average 0% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 70 units permitted in Macoupin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Macoupin County population projected at -27% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1930 — 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 D-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 F 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: 4.09% ✓
• Cap rate: 36.76%
• Cash-on-cash: 108.79%
• DSCR: 5.84
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $78,320
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Sumner St	0.37mi	3/1.0	940 (+6%)	1mo	$82,500	$88	68
329 Sumner St	0.46mi	2/1.0 (-1)	936 (+5%)	9mo	$104,000	$111	54
221 Johnson St	0.57mi	2/2.5 (-1)	900 (+1%)	13mo	$145,000	$161	53
515 Anderson St	0.71mi	2/1.0 (-1)	900 (+1%)	9mo	$54,000	$60	48
410 N West St	0.53mi	2/1.0 (-1)	965 (+8%)	15mo	$61,000	$63	40

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: —
• Equity multiple: 6.20×
• Total profit: $36,385
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 12.97×
• Total profit: $83,793
• Equity at exit: $2,162

Cash invested: $7,000 (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 62626

• Home prices YoY: -14.8%
• Active inventory: 38
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $635

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 33%

Sensitivity live

Price	-10% $652	-5% $643	+0% $635	+5% $626	+10% $617
Rent	-10% $554	-5% $594	+0% $635	+5% $675	+10% $715
Rate	-1.0pp $647	-0.5pp $641	base $635	+0.5pp $628	+1.0pp $622

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
928 Sumner St Carlinville, IL	3.0	2.0	1100	$1,000	$0.91	24d	1	0.03mi
213 N East St Unit A Carlinville, IL	2.0	1.5	1100	$1,100	$1.00	24d	1	0.62mi
213 N East St Unit B Carlinville, IL	2.0	1.5	1100	$1,100	$1.00	44d	1	0.62mi
524 N Chiles St Carlinville, IL	3.0	1.0	1000	$1,000	$1.00	44d	1	0.81mi

Listing history 8 events

1. 2026-06-04
   statusdays on market $25,000 Pending 14 DOM
2. 2026-06-02
   days on market $25,000 Active 13 DOM
3. 2026-06-01
   days on market $25,000 Active 12 DOM
4. 2026-05-31
   days on market $25,000 Active 11 DOM
5. 2026-05-31
   days on market $25,000 Active 10 DOM
6. 2026-05-21
   listed $25,000 Active
7. 2026-05-20
   historical $25,000
8. 2003-05-21
   soldstatus $34,500

ⓘ 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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 21 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: $12,264
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$727
• Taxable income: $7,674
• Est. tax owed @ 24.0%: −$1,842
• After-tax cash flow: $5,774/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: Carlinville CUSD 1
• NCES district ID: 1708430
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $53,617
• Composite: 31.91/100
• National rank: #5854
• State rank: #168 of 620 in IL

Livability — Carlinville

• Score: 68/100
• State rank: #477
• US rank: #9883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlinville, IL
• City population: 7,911
• Population (ZIP): 7,911

Population outlook (Macoupin County) Hauer SSP2

• Today (2025): 42,867 people
• By 2030: 40,796 · -4.8%
• By 2040: 36,135 · -15.7%
• By 2050: 31,469 · -26.6%
• By 2075: 22,102 · -48.4%
• By 2100: 15,380 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 1% Italian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Macoupin

• 2024 margin: Solid R (+39.2) · D 29.4% · R 68.7% · Other 1.9%
• 2008→2024 swing: -49.0pp toward R · 2008: 9.8pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+35.0 2012: R+7.0 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.39%
• Current HPI: 180.5544
• 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

-27.5% since first listed

3 events — show timeline

• 2026-05-21 Listed $25,000 MARIS as Distributed by MLS Grid
• 2026-05-20 Coming Soon $25,000 MARIS as Distributed by MLS Grid
• 2003-05-21 Sold (Public Records) $34,500 Public Records

Property tax history

+3.7%/yr

Latest (2024): $1,997 · +5.2% YoY. Source: county tax records.