109 S Meadow St · Royalton, IL 62983

$39,900

3 bd · 1.0 ba · 1,215 sqft · Other · 25 Days on market

Built 1920 0.40 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

All brick 3 bedroom, 1 bath home with plenty of character and potential! Features include an enclosed front porch, attached one-car garage, and unfinished basement ideal for storage or additional living space. Low maintenance exterior, and great opportunity to make it your own.

Key facts

• Unfinished basement
• Enclosed front porch
• 0.4 acre lot

Tags

• ENCLOSED FRONT PORCH
• UNFINISHED BASEMENT
• LOW MAINTENANCE EXTERIOR

Property features AI

Finance

• Other: Ownership: Fee simple
• HOA & community: No master association fees required

Exterior

• Parking: Attached garage (1 garage space); Dirt driveway; Total 1 parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Brick construction; Property over 100 years old; Built before 1978
• Exterior features: Lot dimensions approximately 125 x 140; Lot is less than 0.25 acre; Directions: From 149 turn on S Meadow St down to the property

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on main level
• Flooring: Carpet in living room and primary bedroom; Hardwood in two bedrooms; Laminate in enclosed porch; Linoleum in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 5 total rooms; Unfinished partial basement; Enclosed porch
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#836 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Zeigler-Royalton CUSD 188 (rural): math 10% / reading 20% proficiency, ranked #524 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Zeigler-Royalton Elem School (math 8% / reading 22%, grade F, #1,259 of 2,056 statewide, top 62%, 253 students, 0% FRL); Zeigler-Royalton Jr High School (math 12% / reading 17%, grade F, #517 of 665 statewide, top 79%, 114 students, 0% FRL); Zeigler-Royalton High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 130 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $499 of equity ($276 loan paydown + $223 appreciation (0.6% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $30k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.71% ✓
• Cap rate: 22.20%
• Cash-on-cash: 56.79%
• DSCR: 3.53
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.1%
• Equity multiple: 4.01×
• Total profit: $33,617
• Equity at exit: $12,714

10-year hold

• IRR: 60.9%
• Equity multiple: 8.10×
• Total profit: $79,293
• Equity at exit: $16,214

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 62983

• Home prices YoY: 0.9%
• Active inventory: 10
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $529

Break-even live

Break-even rent $414

Max offer price $39,900

Occupancy floor 46%

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 18 events

1. 2026-06-19
   days on market $39,900 Active 25 DOM
2. 2026-06-18
   days on market $39,900 Active 24 DOM
3. 2026-06-17
   days on market $39,900 Active 23 DOM
4. 2026-06-16
   days on market $39,900 Active 22 DOM
5. 2026-06-15
   days on market $39,900 Active 21 DOM
6. 2026-06-14
   days on market $39,900 Active 19 DOM
7. 2026-06-13
   days on market $39,900 Active 18 DOM
8. 2026-06-10
   days on market $39,900 Active 16 DOM
9. 2026-06-09
   days on market $39,900 Active 15 DOM
10. 2026-06-08
    days on market $39,900 Active 14 DOM
11. 2026-06-07
    days on market $39,900 Active 13 DOM
12. 2026-06-02
    days on market $39,900 Active 8 DOM
13. 2026-06-01
    days on market $39,900 Active 7 DOM
14. 2026-05-31
    days on market $39,900 Active 6 DOM
15. 2026-05-30
    days on market $39,900 Active 5 DOM
16. 2026-05-24
    listed $39,900 Active
17. 2004-03-15
    soldstatus $30,500
18. 2003-07-03
    listed $39,900

ⓘ 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: $1,213 · $101/mo
• Projected year-2 tax: $1,213 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,998
• − Mortgage interest: −$2,235
• − Property taxes: −$1,213
• − Insurance: −$200
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$1,161
• Taxable income: $6,110
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $4,879/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: Zeigler-Royalton CUSD 188
• NCES district ID: 1743800
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $37,645
• Composite: 12.55/100
• National rank: #9621
• State rank: #524 of 620 in IL

Livability — Royalton

• Score: 62/100
• State rank: #836
• US rank: #16478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royalton, IL
• Population (ZIP): 1,623

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Slovak 5% Romanian 4%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.56%
• Current HPI: 62.854
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-24 Listed $39,900 MRED as Distributed by MLS Grid
• 2004-03-15 Sold (MLS) $30,500 RMLSA as Distributed by MLS Grid
• 2003-07-03 Listed $39,900 RMLSA as Distributed by MLS Grid

Property tax history

+41.4%/yr

Latest (2024): $1,213 · +3.1% YoY. Source: county tax records.