312 N Beaucoup St · Pinckneyville, IL 62274

$82,900

2 bd · 1.0 ba · 1,152 sqft · SingleFamily · 16 Days on market

Built 1906 7,840 sqft lot Est $73k · 14% over

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has a great shaded yard, corner lot, Rooms are spacious, alot of potential, large kitchen with a corner china cabinet, and nice closets. Present range in the house

Key facts

• Covered front porch
• Formal dining room
• Updated kitchen

Tags

• COVERED FRONT PORCH
• WELL MAINTAINED LANDSCAPING
• UPDATED KITCHEN
• FORMAL DINING ROOM
• TOTAL BATHROOM REMODEL
• GRANITE COUNTERS

Property features AI

Finance

• Other: Parcel number 1530440260
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; Total parking for 4 vehicles; One garage space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab completed in 2024; Over 100 years old; Built before 1978
• Construction: Cedar construction
• Exterior features: Lot dimensions: 85 x 141 x 72 x 11 x 15 x 130; Less than 0.25 acre lot

Interior

• Kitchen: Kitchen on main level (14 x 12)
• Bedrooms: Master bedroom on main level (14 x 16); Second bedroom on main level (12 x 8); Additional bedrooms noted
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Unfinished partial basement
• Laundry & utility: Laundry room in basement (5 x 7)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $83k).
• Recommended offer: $82k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#772 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Pinckneyville Chsd 101 (town): math 25% / reading 30% proficiency, ranked #557 of 919 in IL (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pinckneyville Comm High School (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 429 students, 0% FRL).
• Market conditions: 33 active listings in the ZIP; 20 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Perry County population projected at -19% 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 $23k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $22k; list at $83k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — 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 $81,656 (1.5% below list)

Questions for the listing agent

1. Built in 1906 — 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: 1.20% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.12%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $72,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 S East St	0.41mi	3/1.0 (+1)	1,198 (+4%)	4mo	$65,000	$54	66
206 E South St	0.48mi	2/2.0	1,188 (+3%)	5mo	$75,000	$63	64
302 E Water St	0.25mi	2/1.5	1,008 (-12%)	3mo	$133,804	$133	63
601 W Saint Louis Ave	0.68mi	2/1.0	1,104 (-4%)	1mo	$95,000	$86	61
303 S Main St	0.47mi	2/1.0	1,092 (-5%)	11mo	$72,000	$66	60
313 S East	0.48mi	2/1.0	1,100 (-4%)	12mo	$78,000	$71	60
307 E Parker St	0.63mi	2/1.0	1,016 (-12%)	2mo	$39,500	$39	49
304 S Douglas St	0.56mi	3/2.0 (+1)	1,152 (0%)	20mo	$47,000	$41	48
408 E Kaskaskia St	0.53mi	3/2.0 (+1)	1,240 (+8%)	8mo	$175,000	$141	47
111 S 1st St	0.35mi	3/1.5 (+1)	1,260 (+9%)	20mo	$70,000	$56	45
202 W Mulberry St	0.43mi	3/1.0 (+1)	1,008 (-12%)	18mo	$45,000	$45	39
407 E Chester St	0.57mi	2/1.0	1,000 (-13%)	17mo	$60,000	$60	37

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $2,716
• Equity at exit: $12,361

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $23,133
• Equity at exit: $7,168

Cash invested: $23,212 (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 62274

• Home prices YoY: -30.7%
• Active inventory: 33
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $254

Break-even live

Break-even rent $674

Max offer price $82,900

Occupancy floor 70%

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $82,900 Active 16 DOM
2. 2026-06-17
   days on market $82,900 Active 15 DOM
3. 2026-06-16
   days on market $82,900 Active 14 DOM
4. 2026-06-15
   days on market $82,900 Active 13 DOM
5. 2026-06-13
   days on market $82,900 Active 11 DOM
6. 2026-06-12
   days on market $82,900 Active 10 DOM
7. 2026-06-09
   days on market $82,900 Active 7 DOM
8. 2026-06-08
   days on market $82,900 Active 6 DOM
9. 2026-06-07
   days on market $82,900 Active 5 DOM
10. 2026-06-07
    days on market $82,900 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $82,900 Active 1 DOM

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $1,321 · $110/mo
• Expected delta: +$561/yr (+$47/mo · 73.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $11,944
• − Mortgage interest: −$4,644
• − Property taxes: −$760
• − Insurance: −$414
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,412
• Taxable income: $1,803
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $2,612/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: Pinckneyville Chsd 101
• NCES district ID: 1731620
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $43,433
• Composite: 26.43/100
• National rank: #12648
• State rank: #557 of 919 in IL

Livability — Pinckneyville

• Score: 63/100
• State rank: #772
• US rank: #15454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinckneyville, IL
• Population (ZIP): 8,147

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,868 people
• By 2030: 19,131 · -3.7%
• By 2040: 17,720 · -10.8%
• By 2050: 16,057 · -19.2%
• By 2075: 11,979 · -39.7%
• By 2100: 8,434 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+52.0) · D 23.2% · R 75.2% · Other 1.6%
• 2008→2024 swing: -48.1pp toward R · 2008: -3.9pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.7 2016: R+45.1 2012: R+17.7 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.13%
• Current HPI: 140.388
• 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

+262.0% since first listed

6 events — show timeline

• 2026-06-02 Listed $82,900 MRED as Distributed by MLS Grid
• 2007-08-15 Sold (Public Records) $21,900 Public Records
• 2007-08-15 Sold (MLS) $21,900 MRED as Distributed by MLS Grid
• 2007-08-15 Sold (MLS) $21,900 RMLSA as Distributed by MLS Grid
• 2007-05-14 Listed $22,900 MRED as Distributed by MLS Grid
• 2007-05-14 Listed $22,900 RMLSA as Distributed by MLS Grid

Property tax history

-1.6%/yr

Latest (2024): $760 · +6.3% YoY. Source: county tax records.