300 N Howard St · Atlanta, IL 61723

$79,000

4 bd · 4.0 ba · 972 sqft · Other public records · 1 Days on market

Built 1881 0.35 ac lot ↓ 1% since listing

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Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Smartly priced Atlanta, Illinois aluminum sided duplex situated on an expansive 117X130 lot with various recent updates! Front unit boasts a living room, equipped kitchen with laundry facilities, two bedrooms, and a full bath. Rear unit is an efficiency and features a living/bedroom area, equipped kitchen, and a full bath. Property also features front and side covered porch areas, fresh paint, newer flooring, and modernized fixtures throughout, and all appliances currently in property to remain upon settlement (range/oven, refrigerator, microwave, and washer/dryer in front unit -- range/oven and refrigerator in rear unit). Property currently receives two Ameren bills and one water bill per seller. Electric baseboard heat in both units as well as window air conditioning units. Live in one unit and let the other contribute toward the mortgage -- or rent both out for added monthly income -- the choice is yours! ** Property being sold as presented. Cash or conventional financing only, please. **

Key facts

• 0.35 acre lot
• 2 parking spots
• Built 1881

Property features AI

Finance

• Other: Two-unit property (2 units total)
• Financial info:
• HOA & community:

Exterior

• Parking: 2 total parking spaces; On-street parking; Each unit has 1 parking space (1 covered: 0, 1 uncovered)
• Security:
• Utilities: Public water; Public sewer
• Home design: Duplex; Built in 1881; Residential income property
• Construction: Shingle roof; Not new construction; Total building area approximately 967
• Exterior features: Level lot; Lot dimensions approximately 117 x 130

Interior

• Kitchen:
• Bedrooms: One unit with 2 bedrooms; One unit with 0 bedrooms
• Flooring:
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Window AC units
• Interior features: Crawl space basement; Unit laundry hook-ups
• Laundry & utility: Laundry hook-ups in units

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $79k).

Location & tenants

• Location reads 66/100 on livability (#596 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Olympia CUSD 16 (rural): math 29% / reading 30% proficiency, ranked #237 of 620 in IL (top 38%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Olympia South Elem Sch (math 22% / reading 37%, grade F, #658 of 2,056 statewide, top 35%, 327 students, 0% FRL); Olympia Middle School (math 26% / reading 26%, grade F, #318 of 665 statewide, top 48%, 386 students, 0% FRL); Olympia High School (math 32% / reading 32%, grade F, #157 of 693 statewide, top 25%, 503 students, 0% FRL) — zoned schools average 0% FRL vs 30% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 10 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Logan County population projected at -11% 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1881 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1881 — 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 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.08%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,401
• Equity at exit: $11,779

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $19,571
• Equity at exit: $6,830

Cash invested: $22,120 (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 61723

• Home prices YoY: -23.0%
• Active inventory: 17
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $223

Break-even live

Break-even rent $707

Max offer price $79,000

Occupancy floor 72%

Sensitivity live

Price	-10% $267	-5% $245	+0% $223	+5% $200	+10% $178
Rent	-10% $144	-5% $184	+0% $223	+5% $262	+10% $301
Rate	-1.0pp $262	-0.5pp $243	base $223	+0.5pp $202	+1.0pp $181

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-06
   status Pending
2. 2026-05-03
   listed $79,000 Active
3. 2025-05-29
   soldstatus $70,000
4. 2025-05-28
   soldstatus $70,000 Closed 1006-char remark

   Show marketing remark (1006 chars)

   Smartly priced Atlanta, Illinois aluminum sided duplex situated on an expansive 117X130 lot with various recent updates! Front unit boasts a living room, equipped kitchen with laundry facilities, two bedrooms, and a full bath. Rear unit is an efficiency and features a living/bedroom area, equipped kitchen, and a full bath. Property also features front and side covered porch areas, fresh paint, newer flooring, and modernized fixtures throughout, and all appliances currently in property to remain upon settlement (range/oven, refrigerator, microwave, and washer/dryer in front unit -- range/oven and refrigerator in rear unit). Property currently receives two Ameren bills and one water bill per seller. Electric baseboard heat in both units as well as window air conditioning units. Live in one unit and let the other contribute toward the mortgage -- or rent both out for added monthly income -- the choice is yours! ** Property being sold as presented. Cash or conventional financing only, please. **

5. 2025-05-14
   status Pending 1006-char remark

   Show marketing remark (1006 chars)

   Smartly priced Atlanta, Illinois aluminum sided duplex situated on an expansive 117X130 lot with various recent updates! Front unit boasts a living room, equipped kitchen with laundry facilities, two bedrooms, and a full bath. Rear unit is an efficiency and features a living/bedroom area, equipped kitchen, and a full bath. Property also features front and side covered porch areas, fresh paint, newer flooring, and modernized fixtures throughout, and all appliances currently in property to remain upon settlement (range/oven, refrigerator, microwave, and washer/dryer in front unit -- range/oven and refrigerator in rear unit). Property currently receives two Ameren bills and one water bill per seller. Electric baseboard heat in both units as well as window air conditioning units. Live in one unit and let the other contribute toward the mortgage -- or rent both out for added monthly income -- the choice is yours! ** Property being sold as presented. Cash or conventional financing only, please. **

6. 2025-05-09
   listed $89,000 Active 1006-char remark

   Show marketing remark (1006 chars)

   Smartly priced Atlanta, Illinois aluminum sided duplex situated on an expansive 117X130 lot with various recent updates! Front unit boasts a living room, equipped kitchen with laundry facilities, two bedrooms, and a full bath. Rear unit is an efficiency and features a living/bedroom area, equipped kitchen, and a full bath. Property also features front and side covered porch areas, fresh paint, newer flooring, and modernized fixtures throughout, and all appliances currently in property to remain upon settlement (range/oven, refrigerator, microwave, and washer/dryer in front unit -- range/oven and refrigerator in rear unit). Property currently receives two Ameren bills and one water bill per seller. Electric baseboard heat in both units as well as window air conditioning units. Live in one unit and let the other contribute toward the mortgage -- or rent both out for added monthly income -- the choice is yours! ** Property being sold as presented. Cash or conventional financing only, please. **

7. 2023-10-02
   soldstatus $79,900

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $1,566 · $131/mo
• Expected delta: +$227/yr (+$19/mo · 17.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥105°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,869
• − Mortgage interest: −$4,425
• − Property taxes: −$1,339
• − Insurance: −$395
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,298
• Taxable income: $1,513
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $2,308/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: Olympia CUSD 16
• NCES district ID: 1729890
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $62,002
• Composite: 26.94/100
• National rank: #7081
• State rank: #237 of 620 in IL

Livability — Atlanta

• Score: 66/100
• State rank: #596
• US rank: #12371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, IL
• Population (ZIP): 2,255

Population outlook (Logan County) Hauer SSP2

• Today (2025): 28,066 people
• By 2030: 27,370 · -2.5%
• By 2040: 26,078 · -7.1%
• By 2050: 24,908 · -11.3%
• By 2075: 22,504 · -19.8%
• By 2100: 19,226 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Portuguese 3% Slovak 2% Italian 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+41.5) · D 28.2% · R 69.8% · Other 2.0%
• 2008→2024 swing: -24.6pp toward R · 2008: -16.9pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+39.8 2016: R+40.1 2012: R+32.1 2008: R+16.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.82%
• Current HPI: 160.0263
• 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

-1.1% since first listed

7 events — show timeline

• 2026-05-06 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-03 Listed $79,000 RMLSA as Distributed by MLS Grid
• 2025-05-29 Sold (Public Records) $70,000 Public Records
• 2025-05-28 Sold (MLS) $70,000 RMLSA as Distributed by MLS Grid
• 2025-05-14 Pending — RMLSA as Distributed by MLS Grid
• 2025-05-09 Listed $89,000 RMLSA as Distributed by MLS Grid
• 2023-10-02 Sold (Public Records) $79,900 Public Records

Property tax history

+2.8%/yr

Latest (2024): $1,339 · +9.2% YoY. Source: county tax records.