811 E 2nd St · Beckemeyer, IL 62219

$50,000

3 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 17 Days on market

Built 1955 0.29 ac lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Cash flow +5.5/30.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks

Price listed is Starting Bid Only. The home will be auctioned off on-site at @12 pm on 07/18/2026. A 1,238 sq. ft. 1 Story Home with 3 bedrooms, 1 bath, kitchen, LR & laundry area. The home has a newer furnace, central air conditioner & water heater. All appliances stay. Also included with the property is a 22' x 24' 2-car det'd garage. The property is located across the street from the beautiful Beckemeyer City Park. There is also a full line of personal property selling starting at 11 am. Property will sell under auction terms and be sold AS- IS, WHERE-IS. Seller will not make any repairs as a result of any building, occupancy, or environmental inspections. Buyer will be requi

Key facts

• Newer furnace
• Water heater
• Appliances stay

Tags

• NEWER FURNACE
• CENTRAL AIR CONDITIONER
• WATER HEATER
• APPLIANCES STAY
• DETACHED GARAGE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Single phase electric; Natural gas connected
• Home design: Single-family residence; One level
• Construction: Frame construction
• Exterior features: Back yard

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Forced air heating; Central air conditioning

🔨 Auction listing. The $50,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $185,690 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#690 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-.
• Central Chsd 71 (rural): math 40% / reading 45% proficiency, ranked #247 of 919 in IL (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 64 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.3% local appreciation)).
• Clinton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 5.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.61% ✗
• Cap rate: 3.75%
• Cash-on-cash: -9.09%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (on-the-fly): $185,690
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
290 E 1st St	0.36mi	3/1.0	1,268 (+6%)	7mo	$140,000	$110	68
651 Dora St	0.53mi	3/1.0	1,092 (-9%)	0mo	$169,000	$155	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $370
• Equity at exit: $86,755

10-year hold

• IRR: 4.0%
• Equity multiple: 1.63×
• Total profit: $32,768
• Equity at exit: $136,293

Cash invested: $51,993 (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 62219

• Home prices YoY: 2.7%
• Active inventory: 3
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$974
• Tax est. 1.5%: −$232 /mo · $2,785/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-394

Break-even live

Break-even rent $1,624

Max offer price $128,705

Occupancy floor —

Sensitivity live

Price	-10% $-265	-5% $-330	+0% $-394	+5% $-458	+10% $-522
Rent	-10% $-483	-5% $-438	+0% $-394	+5% $-349	+10% $-305
Rate	-1.0pp $-300	-0.5pp $-347	base $-394	+0.5pp $-442	+1.0pp $-491

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: $46,422
• Closing costs: $5,571
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $50,000 Active 17 DOM
2. 2026-06-18
   days on market $50,000 Active 15 DOM
3. 2026-06-17
   days on market $50,000 Active 14 DOM
4. 2026-06-16
   days on market $50,000 Active 13 DOM
5. 2026-06-15
   days on market $50,000 Active 12 DOM
6. 2026-06-13
   days on market $50,000 Active 10 DOM
7. 2026-06-12
   days on market $50,000 Active 9 DOM
8. 2026-06-09
   days on market $50,000 Active 6 DOM
9. 2026-06-08
   days on market $50,000 Active 5 DOM
10. 2026-06-07
    days on market $50,000 Active 4 DOM
11. 2026-06-07
    days on market $50,000 Active 3 DOM
12. 2026-06-04
    remarks 691-char remark
13. 2026-06-04
    listed $50,000 Active 1 DOM

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

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 ≥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: $13,511
• − Mortgage interest: −$10,402
• − Property taxes: −$2,785
• − Insurance: −$928
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$5,402
• Taxable loss: −$8,168
• Est. tax savings @ 24.0%: +$1,960
• After-tax cash flow: $-2,765/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: Central Chsd 71
• NCES district ID: 1704770
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $62,462
• Composite: 40.07/100
• National rank: #7869
• State rank: #247 of 919 in IL

Livability — Beckemeyer

• Score: 64/100
• State rank: #690
• US rank: #14096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beckemeyer, IL
• City population: 1,028
• Population (ZIP): 1,028

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 37,663 people
• By 2030: 37,194 · -1.2%
• By 2040: 35,566 · -5.6%
• By 2050: 32,950 · -12.5%
• By 2075: 26,403 · -29.9%
• By 2100: 19,267 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 20% Two or more races 16%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+51.8) · D 23.1% · R 75.0% · Other 1.9%
• 2008→2024 swing: -42.0pp toward R · 2008: -9.8pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.1 2016: R+49.0 2012: R+30.0 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.31%
• Current HPI: 125.9017
• 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

1 event — show timeline

• 2026-06-03 Listed $50,000 MARIS as Distributed by MLS Grid