306 E Green St · Augusta, IL 62311

$87,900

3 bd · 2.5 ba · 2,100 sqft · SingleFamily · 60 Days on market

Built 1940 0.46 ac lot $42/sqft · 37% below area Est $139k · 37% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.2/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This cozy 3 bedroom, with potential for a 4th, offers 2.5 bathrooms and room to grow in all the right places. Thoughtful updates throughout, including new electrical and water lines for peace of mind, plus new windows that let the sunshine pour in. The kitchen has brand new flooring, while hardwood floors add warmth and character through the main living spaces. Freshly updated bathrooms feature a new shower, new toilets, and new vanities, giving the home a crisp, modern feel. The main floor laundry room adds everyday convenience right where you need it. Outside, the bonus second lot opens up endless possibilities, think extra yard space, additional garage, or room to roam. Located in a highly sought-after school district, this home blends smart updates with timeless charm and practical space. Sale is contingent upon sellers securing suitable housing.

Key facts

• New flooring
• Updated bathrooms
• Hardwood floors

Tags

• NEW ELECTRICAL AND WATER LINES
• NEW WINDOWS
• NEW FLOORING
• HARDWOOD FLOORS
• UPDATED BATHROOMS
• MAIN FLOOR LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,037 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• Southeastern CUSD 337 (rural): math 20% / reading 26% proficiency, ranked #375 of 620 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($608 loan paydown + $3k appreciation (3.0% local appreciation)).
• Hancock County population projected at -30% 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $32k; list at $88k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,263 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1940 — 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. Crime grade is D 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?
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: 1.32% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 6.3

CMA / ARV

• ARV (median comp): $138,941
• List price: $87,900
• Delta: -36.74%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.7%
• Equity multiple: 2.07×
• Total profit: $26,241
• Equity at exit: $39,524

10-year hold

• IRR: 20.1%
• Equity multiple: 3.91×
• Total profit: $71,654
• Equity at exit: $60,911

Cash invested: $24,612 (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 62311

• Active inventory: 3
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $245

Break-even live

Break-even rent $852

Max offer price $87,900

Occupancy floor 74%

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $87,900 Active 60 DOM
2. 2026-06-17
   days on market $87,900 Active 59 DOM
3. 2026-06-16
   days on market $87,900 Active 58 DOM
4. 2026-06-15
   days on market $87,900 Active 57 DOM
5. 2026-06-13
   days on market $87,900 Active 55 DOM
6. 2026-06-12
   days on market $87,900 Active 54 DOM
7. 2026-06-09
   days on market $87,900 Active 51 DOM
8. 2026-06-08
   days on market $87,900 Active 50 DOM
9. 2026-06-07
   days on market $87,900 Active 49 DOM
10. 2026-06-05
    days on market $87,900 Active 47 DOM
11. 2026-06-04
    days on market $87,900 Active 45 DOM
12. 2026-06-02
    days on market $87,900 Active 44 DOM
13. 2026-06-01
    days on market $87,900 Active 43 DOM
14. 2026-05-31
    days on market $87,900 Active 42 DOM
15. 2026-05-31
    days on market $87,900 Active 41 DOM
16. 2026-04-20
    listed $87,900 Active 863-char remark

    Show marketing remark (863 chars)

    This cozy 3 bedroom, with potential for a 4th, offers 2.5 bathrooms and room to grow in all the right places. Thoughtful updates throughout, including new electrical and water lines for peace of mind, plus new windows that let the sunshine pour in. The kitchen has brand new flooring, while hardwood floors add warmth and character through the main living spaces. Freshly updated bathrooms feature a new shower, new toilets, and new vanities, giving the home a crisp, modern feel. The main floor laundry room adds everyday convenience right where you need it. Outside, the bonus second lot opens up endless possibilities, think extra yard space, additional garage, or room to roam. Located in a highly sought-after school district, this home blends smart updates with timeless charm and practical space. Sale is contingent upon sellers securing suitable housing.

17. 2025-04-23
    soldstatus $32,000 Closed 353-char remark

    Show marketing remark (353 chars)

    Here is your opportunity to own a spacious home with a nice yard in a peaceful neighborhood! This home features 3+ bedrooms, 2.5 baths, a formal dining room and an attached and detached garage. Schedule your showing today. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

18. 2025-03-05
    status Pending 353-char remark

    Show marketing remark (353 chars)

    Here is your opportunity to own a spacious home with a nice yard in a peaceful neighborhood! This home features 3+ bedrooms, 2.5 baths, a formal dining room and an attached and detached garage. Schedule your showing today. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

19. 2025-02-27
    soldstatus $32,000
20. 2025-01-27
    price $35,000 353-char remark

    Show marketing remark (353 chars)

    Here is your opportunity to own a spacious home with a nice yard in a peaceful neighborhood! This home features 3+ bedrooms, 2.5 baths, a formal dining room and an attached and detached garage. Schedule your showing today. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

21. 2024-12-25
    price $45,000 353-char remark

    Show marketing remark (353 chars)

    Here is your opportunity to own a spacious home with a nice yard in a peaceful neighborhood! This home features 3+ bedrooms, 2.5 baths, a formal dining room and an attached and detached garage. Schedule your showing today. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

22. 2024-11-20
    listed $54,250 Active 353-char remark

    Show marketing remark (353 chars)

    Here is your opportunity to own a spacious home with a nice yard in a peaceful neighborhood! This home features 3+ bedrooms, 2.5 baths, a formal dining room and an attached and detached garage. Schedule your showing today. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

23. 2016-07-27
    soldstatus $60,000
24. 2016-07-22
    soldstatus $60,000
25. 2016-07-22
    soldstatus $60,000
26. 2016-07-22
    soldstatus $60,000
27. 2015-10-26
    listed $62,500
28. 2015-10-26
    listed $62,500
29. 2015-10-26
    listed $62,500

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,108 · $176/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 3/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,946
• − Mortgage interest: −$4,924
• − Property taxes: −$2,108
• − Insurance: −$440
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,557
• Taxable income: $1,686
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $2,533/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: Southeastern CUSD 337
• NCES district ID: 1736610
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 26% ▼ -17.00%
• Median HH income: $44,674
• Composite: 19.87/100
• National rank: #8690
• State rank: #375 of 620 in IL

Livability — Augusta

• Score: 59/100
• State rank: #1037
• US rank: #19864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Augusta, IL
• Population (ZIP): 893

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 17,042 people
• By 2030: 16,056 · -5.8%
• By 2040: 13,912 · -18.4%
• By 2050: 11,879 · -30.3%
• By 2075: 8,302 · -51.3%
• By 2100: 5,846 · -65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Lithuanian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -39.2pp toward R · 2008: -10.8pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.9 2016: R+50.8 2012: R+19.0 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+40.6% since first listed

14 events — show timeline

• 2026-04-20 Listed $87,900 RMLSA as Distributed by MLS Grid
• 2025-04-23 Sold (MLS) $32,000 IAR
• 2025-03-05 Pending — IAR
• 2025-02-27 Sold (Public Records) $32,000 Public Records
• 2025-01-27 Price Changed $35,000 IAR
• 2024-12-25 Price Changed $45,000 IAR
• 2024-11-20 Listed $54,250 IAR
• 2016-07-27 Sold (Public Records) $60,000 Public Records
• 2016-07-22 Sold (MLS) $60,000 MRED as Distributed by MLS Grid
• 2016-07-22 Sold (MLS) $60,000 Quincy AOR
• 2016-07-22 Sold (MLS) $60,000 RMLSA as Distributed by MLS Grid
• 2015-10-26 Listed $62,500 MRED as Distributed by MLS Grid
• 2015-10-26 Listed $62,500 Quincy AOR
• 2015-10-26 Listed $62,500 RMLSA as Distributed by MLS Grid

Property tax history

+28.3%/yr

Latest (2024): $2,108 · +32.1% YoY. Source: county tax records.