204 North St · Abingdon, IL 61410

$94,900

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 34 Days on market

Built 1886 10,296 sqft lot $113/sqft · 60% above area Est $75k · 27% over

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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).

• Cash flow +13.9/30.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Picture perfect 1.5 Story well maintained home is move in ready! This jewel of a find has lots to offer, such as, 3 bedrooms, extra large lot, main floor laundry, main floor bedroom, new roof, new siding, generator hookup and 200 amp service. Entertaining is easy with the large eat-in kitchen with sliders that lead out to 16x16 deck and fenced in backyard. The 30x30 is a wrencher's dream come true with 100 amp service, work area and electric heat. Make your appointment today!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1886

Property features AI

Exterior

• Parking: Detached, oversized garage with 2 spaces; Additional on-street parking; Gravel parking areas
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Shingle roof; Not new construction; Built in 1886
• Construction: Shingle roof; Original construction date 1886; Full basement
• Exterior features: Fenced yard; Replacement windows; Level lot; Paved road access; Lot dimensions approximately 132 x 78

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms (bedroom sizes: main level ~11x11; upper level ~14x13; upper level ~12x11)
• Flooring: Carpet in bedrooms and living areas; Laminate in kitchen and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heat; Central air conditioning
• Interior features: Ceiling fan(s); One fireplace; Full basement
• Laundry & utility: Washer and dryer; Dedicated laundry room (main level, approx. 12x6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $10 ($118/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $74k (22.4% below list).
• Recommended offer: $74k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#976 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Zoned schools: Abingdon-Avon High Sch (math 8% / reading 22%, grade F, #473 of 693 statewide, top 69%, 285 students, 0% FRL).
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Knox County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $69k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,600 (22.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.78% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (median comp): $74,938
• List price: $94,900
• Delta: 26.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 N Austin Ave	0.54mi	3/1.0	772 (-8%)	11mo	$80,000	$104	52
302 S Jefferson St	0.57mi	2/1.5 (-1)	856 (+2%)	21mo	$66,000	$77	45
206 W Lower St	0.65mi	2/1.0 (-1)	766 (-9%)	6mo	$29,000	$38	44
202 W South St	0.52mi	2/1.0 (-1)	960 (+14%)	20mo	$81,000	$84	30

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-14,793
• Equity at exit: $14,150

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-12,242
• Equity at exit: $8,205

Cash invested: $26,572 (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 61410

• Home prices YoY: -25.1%
• Active inventory: 13
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $736 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$155
• Net cashflow: $10

Break-even live

Break-even rent $724

Max offer price $94,900

Occupancy floor 94%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 E Jackson St Abingdon, IL	2.0	1.0	576	$736	$1.28	43d	1	0.38mi

Listing history 20 events

1. 2026-06-18
   days on market $94,900 Under Contract 34 DOM
2. 2026-06-17
   days on market $94,900 Under Contract 33 DOM
3. 2026-06-16
   days on market $94,900 Under Contract 32 DOM
4. 2026-06-15
   days on market $94,900 Under Contract 31 DOM
5. 2026-06-13
   days on market $94,900 Under Contract 29 DOM
6. 2026-06-12
   days on market $94,900 Under Contract 28 DOM
7. 2026-06-09
   days on market $94,900 Under Contract 25 DOM
8. 2026-06-08
   days on market $94,900 Under Contract 24 DOM
9. 2026-06-07
   days on market $94,900 Under Contract 23 DOM
10. 2026-06-07
    days on market $94,900 Under Contract 22 DOM
11. 2026-06-04
    days on market $94,900 Under Contract 19 DOM
12. 2026-06-02
    days on market $94,900 Under Contract 18 DOM
13. 2026-06-01
    days on market $94,900 Under Contract 17 DOM
14. 2026-05-31
    days on market $94,900 Under Contract 16 DOM
15. 2026-05-31
    days on market $94,900 Under Contract 15 DOM
16. 2026-05-15
    listed $94,900 Active 681-char remark
17. 2026-05-12
    historical $94,900 681-char remark
18. 2019-08-23
    soldstatus $69,000 480-char remark

    Show marketing remark (480 chars)

    Picture perfect 1.5 Story well maintained home is move in ready! This jewel of a find has lots to offer, such as, 3 bedrooms, extra large lot, main floor laundry, main floor bedroom, new roof, new siding, generator hookup and 200 amp service. Entertaining is easy with the large eat-in kitchen with sliders that lead out to 16x16 deck and fenced in backyard. The 30x30 is a wrencher's dream come true with 100 amp service, work area and electric heat. Make your appointment today!

19. 2019-08-23
    soldstatus $69,000

    Show marketing remark (480 chars)

    Picture perfect 1.5 Story well maintained home is move in ready! This jewel of a find has lots to offer, such as, 3 bedrooms, extra large lot, main floor laundry, main floor bedroom, new roof, new siding, generator hookup and 200 amp service. Entertaining is easy with the large eat-in kitchen with sliders that lead out to 16x16 deck and fenced in backyard. The 30x30 is a wrencher's dream come true with 100 amp service, work area and electric heat. Make your appointment today!

20. 2019-06-18
    listed $72,500 480-char remark

    Show marketing remark (480 chars)

    Picture perfect 1.5 Story well maintained home is move in ready! This jewel of a find has lots to offer, such as, 3 bedrooms, extra large lot, main floor laundry, main floor bedroom, new roof, new siding, generator hookup and 200 amp service. Entertaining is easy with the large eat-in kitchen with sliders that lead out to 16x16 deck and fenced in backyard. The 30x30 is a wrencher's dream come true with 100 amp service, work area and electric heat. Make your appointment 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: $413 · $34/mo
• Projected year-2 tax: $1,284 · $107/mo
• Expected delta: +$871/yr (+$73/mo · 210.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,832
• − Mortgage interest: −$5,316
• − Property taxes: −$413
• − Insurance: −$474
• − Repairs & maintenance: −$707
• − Management: −$707
• − Depreciation: −$2,761
• Taxable loss: −$1,545
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $489/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)

No district data.

Livability — Abingdon

• Score: 60/100
• State rank: #976
• US rank: #18884

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abingdon, IL
• Population (ZIP): 3,763

Population outlook (Knox County) Hauer SSP2

• Today (2025): 48,224 people
• By 2030: 46,333 · -3.9%
• By 2040: 42,424 · -12.0%
• By 2050: 38,929 · -19.3%
• By 2075: 31,523 · -34.6%
• By 2100: 24,092 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 2% Black 1%
• Common ancestry: Slovak 6% Italian 1% English 1%
• Foreign-born: 0%

Political lean MEDSL · Knox

• 2024 margin: Lean R (+9.4) · D 44.4% · R 53.7% · Other 1.9%
• 2008→2024 swing: -29.3pp toward R · 2008: 19.9pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.6 2016: R+3.3 2012: D+17.1 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.79%
• Current HPI: 154.296
• 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

+30.9% since first listed

6 events — show timeline

• 2026-05-21 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-15 Listed $94,900 RMLSA as Distributed by MLS Grid
• 2026-05-12 Coming Soon $94,900 RMLSA as Distributed by MLS Grid
• 2019-08-23 Sold (Public Records) $69,000 Public Records
• 2019-08-23 Sold (MLS) $69,000 RMLSA as Distributed by MLS Grid
• 2019-06-18 Listed $72,500 RMLSA as Distributed by MLS Grid

Property tax history

-8.3%/yr

Latest (2019): $413 · -0.2% YoY. Source: county tax records.