712 Rhodes St · Centralia, IL 62801

$15,000

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 40 Days on market

Built 1920 6,534 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom 1 bath home could be a great investment or rental property. Features a spacious kitchen and living room, also a storage shed and located on a deep lot.

Key facts

• 6,534 sq ft lot
• Built 1920
• Listed 40 days

Tags

• SHED LOCATED IN THE BACK

Property features AI

Finance

• Other: Parcel number provided; Property not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Off-site parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One story; Fee simple ownership; House over 100 years old; School bus service available
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built before 1978
• Exterior features: Front porch; Level lot; Lot dimensions approximately 54 x 125

Interior

• Kitchen: Kitchen (main level) — 12 x 13, vinyl flooring
• Bedrooms: Master bedroom (main level) — 8 x 15, carpet; Bedroom 2 (main level) — 13 x 12, carpet; Bedroom 3 (main level) — 12 x 19, carpet
• Flooring: Carpet in living areas and bedrooms; Vinyl in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window and wall air-conditioning units
• Interior features: Six total rooms; Living room; Family room; Dining room; Porch
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 46.5% vs local median 5.8% in Centralia — 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 68/100 on livability (#481 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Centralia Hsd 200 (town): math 21% / reading 26% proficiency, ranked #668 of 919 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 of value loss. Plan a longer hold.
• Marion County population projected at -20% 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $6k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.33% ✓
• Cap rate: 46.48%
• Cash-on-cash: 143.53%
• DSCR: 7.39
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $93,750
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Gragg St	0.12mi	3/1.0	1,112 (-11%)	10mo	$27,000	$24	68
641 N Hickory St	0.64mi	2/1.0 (-1)	1,218 (-3%)	4mo	$119,900	$98	57
308 E Prairie St	0.57mi	3/2.0	1,344 (+8%)	7mo	$75,000	$56	51
1427 N Elm St	0.44mi	3/1.0	1,432 (+15%)	12mo	$129,000	$90	45
632 N Hickory	0.67mi	2/1.0 (-1)	1,274 (+2%)	19mo	$34,000	$27	45
115 N Meyer Ave	0.70mi	3/1.0	1,170 (-6%)	15mo	$100,000	$85	44
935 E Mccord St	0.67mi	2/1.0 (-1)	1,122 (-10%)	5mo	$84,000	$75	43
1431 Patterson St	0.43mi	2/1.0 (-1)	1,078 (-14%)	13mo	$89,000	$83	41
302 W Kell St	0.68mi	2/1.0 (-1)	1,311 (+5%)	20mo	$32,000	$24	38
865 E Broadway St	0.75mi	4/2.0 (+1)	1,413 (+13%)	16mo	$60,000	$42	21

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: 8.05×
• Total profit: $29,592
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 16.97×
• Total profit: $67,081
• Equity at exit: $1,297

Cash invested: $4,200 (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 62801

• Home prices YoY: -13.9%
• Active inventory: 107
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $502

Break-even live

Break-even rent $164

Max offer price $15,000

Occupancy floor 32%

Sensitivity live

Price	-10% $511	-5% $507	+0% $502	+5% $498	+10% $494
Rent	-10% $439	-5% $471	+0% $502	+5% $534	+10% $566
Rate	-1.0pp $510	-0.5pp $506	base $502	+0.5pp $498	+1.0pp $495

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 S Hickory St Centralia, IL	3.0	2.0	1814	$800	$0.44	44d	1	1.48mi

Listing history 23 events

1. 2026-06-21
   days on market $15,000 Active 40 DOM
2. 2026-06-18
   days on market $15,000 Active 38 DOM
3. 2026-06-17
   days on market $15,000 Active 37 DOM
4. 2026-06-17
   status $15,000 Active 36 DOM
5. 2026-06-13
   status $15,000 Pending 36 DOM
6. 2026-06-12
   days on market $15,000 Active 36 DOM
7. 2026-06-09
   days on market $15,000 Active 33 DOM
8. 2026-06-08
   days on market $15,000 Active 32 DOM
9. 2026-06-07
   days on market $15,000 Active 31 DOM
10. 2026-06-07
    pricedays on market $15,000 Active 30 DOM
11. 2026-06-04
    days on market $21,000 Active 27 DOM
12. 2026-06-02
    days on market $21,000 Active 26 DOM
13. 2026-06-01
    days on market $21,000 Active 25 DOM
14. 2026-05-31
    days on market $21,000 Active 24 DOM
15. 2026-05-31
    days on market $21,000 Active 23 DOM
16. 2026-05-20
    status Active
17. 2026-04-20
    status Pending
18. 2026-04-07
    listed $21,000 Active
19. 2025-05-13
    soldstatus $19,900 166-char remark

    Show marketing remark (166 chars)

    This 2 bedroom 1 bath home could be a great investment or rental property. Features a spacious kitchen and living room, also a storage shed and located on a deep lot.

20. 2025-05-13
    soldstatus $19,900 Closed 166-char remark

    Show marketing remark (166 chars)

    This 2 bedroom 1 bath home could be a great investment or rental property. Features a spacious kitchen and living room, also a storage shed and located on a deep lot.

21. 2025-04-12
    status Pending 166-char remark

    Show marketing remark (166 chars)

    This 2 bedroom 1 bath home could be a great investment or rental property. Features a spacious kitchen and living room, also a storage shed and located on a deep lot.

22. 2025-03-18
    listed $19,900 166-char remark

    Show marketing remark (166 chars)

    This 2 bedroom 1 bath home could be a great investment or rental property. Features a spacious kitchen and living room, also a storage shed and located on a deep lot.

23. 2025-03-18
    listed $19,900 Active 166-char remark

    Show marketing remark (166 chars)

    This 2 bedroom 1 bath home could be a great investment or rental property. Features a spacious kitchen and living room, also a storage shed and located on a deep lot.

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $537 · $45/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 4/10 Moderate 7 d/yr ≥106°F today · 20 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: $9,600
• − Mortgage interest: −$840
• − Property taxes: −$537
• − Insurance: −$75
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$436
• Taxable income: $6,176
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $4,546/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: Centralia Hsd 200
• NCES district ID: 1709300
• Math proficiency: 21% ▲ 6.00%
• Reading proficiency: 26% ▲ 1.00%
• Median HH income: $34,555
• Composite: 22.43/100
• National rank: #13470
• State rank: #668 of 919 in IL

Livability — Centralia

• Score: 68/100
• State rank: #481
• US rank: #9987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centralia, IL
• City population: 19,941
• Population (ZIP): 19,941

Population outlook (Marion County) Hauer SSP2

• Today (2025): 36,071 people
• By 2030: 34,598 · -4.1%
• By 2040: 31,754 · -12.0%
• By 2050: 28,912 · -19.8%
• By 2075: 22,527 · -37.5%
• By 2100: 16,455 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Two or more races 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+49.5) · D 24.6% · R 74.1% · Other 1.4%
• 2008→2024 swing: -47.5pp toward R · 2008: -2.0pp · 2024: -49.5pp
• All cycles: 2024: R+49.5 2020: R+46.6 2016: R+44.9 2012: R+19.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.12%
• Current HPI: 211.3835
• 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

+5.5% since first listed

8 events — show timeline

• 2026-05-20 Relisted — MRED as Distributed by MLS Grid
• 2026-04-20 Pending — MRED as Distributed by MLS Grid
• 2026-04-07 Listed $21,000 MRED as Distributed by MLS Grid
• 2025-05-13 Sold (MLS) $19,900 RMLSA as Distributed by MLS Grid
• 2025-05-13 Sold (MLS) $19,900 MRED as Distributed by MLS Grid
• 2025-04-12 Pending — RMLSA as Distributed by MLS Grid
• 2025-03-18 Listed $19,900 RMLSA as Distributed by MLS Grid
• 2025-03-18 Listed $19,900 MRED as Distributed by MLS Grid

Property tax history

-0.8%/yr

Latest (2021): $537 · +1.5% YoY. Source: county tax records.