225 Parker St · Bulpitt, IL 62863

$68,500

2 bd · 2.0 ba · 896 sqft · SingleFamily public records · 93 Days on market

Built 2006 $76/sqft · 17% below area Est $82k · 17% under

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Why this score? — see what drove the A- 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

2006 Manufactured home on property. Well kept. Carport, Fenced in yard, 10 x 16 Newer Shed. 20 x 24 Slab ready for parking or build your garage on. Central Air, water heater, Stove, Microwave, Fridge and Dishwasher all approx 3 years old. Maytag Washer/ Dryer. Insulated crawlspace. Nice school disrict less than 2 miles. Walmart and shopping 6 miles

Key facts

• Insulated crawlspace
• Newer shed
• Fenced in yard

Tags

• FENCED IN YARD
• NEWER SHED
• SLAB READY FOR PARKING
• INSULATED CRAWLSPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($851 rent vs $68k).
• Recommended offer: $62k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,060 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime D-.
• South Fork SD 14 (rural): math 10% / reading 25% proficiency, ranked #744 of 919 in IL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 26 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($474 loan paydown + $7k appreciation (10.0% local appreciation)).
• Christian County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask is 72% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $34k; list at $68k implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $62,335 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.24% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (median comp): $82,194
• List price: $68,500
• Delta: -16.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Chestnut St	0.23mi	2/1.0	784 (-12%)	2mo	$53,000	$68	63
223 Elm St	0.41mi	2/2.0	1,018 (+14%)	6mo	$110,000	$108	53
319 Walnut St	0.54mi	2/1.0	948 (+6%)	10mo	$97,000	$102	53
403 Oak St	0.45mi	1/1.0 (-1)	784 (-12%)	7mo	$75,000	$96	43
760 Broccardo Ct	0.74mi	1/1.0 (-1)	939 (+5%)	20mo	$212,000	$226	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 3.78×
• Total profit: $53,266
• Equity at exit: $61,710

10-year hold

• IRR: 30.9%
• Equity multiple: 8.52×
• Total profit: $144,257
• Equity at exit: $133,080

Cash invested: $19,180 (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 62863

• Home prices YoY: 10.9%
• Active inventory: 18
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$359
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $251

Break-even live

Break-even rent $533

Max offer price $68,500

Occupancy floor 66%

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $68,500 Active 93 DOM
2. 2026-06-17
   days on market $68,500 Active 92 DOM
3. 2026-06-16
   days on market $68,500 Active 91 DOM
4. 2026-06-15
   days on market $68,500 Active 90 DOM
5. 2026-06-13
   days on market $68,500 Active 88 DOM
6. 2026-06-12
   days on market $68,500 Active 87 DOM
7. 2026-06-09
   days on market $68,500 Active 84 DOM
8. 2026-06-08
   days on market $68,500 Active 83 DOM
9. 2026-06-07
   days on market $68,500 Active 82 DOM
10. 2026-06-05
    days on market $68,500 Active 80 DOM
11. 2026-06-04
    days on market $68,500 Active 78 DOM
12. 2026-06-02
    days on market $68,500 Active 77 DOM
13. 2026-06-01
    days on market $68,500 Active 76 DOM
14. 2026-05-31
    days on market $68,500 Active 75 DOM
15. 2026-05-31
    days on market $68,500 Active 74 DOM
16. 2025-09-11
    status Active
17. 2025-09-11
    price
18. 2025-09-11
    historical
19. 2025-09-11
    historical
20. 2025-09-05
    status Pending
21. 2025-09-04
    listed Active
22. 2021-12-09
    soldstatus $34,500
23. 2021-10-11
    listed $39,900
24. 2010-12-15
    soldstatus $5,500
25. 2010-07-15
    listed $6,000
26. 2000-01-01
    soldstatus $8,000

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $978 · $81/mo
• Expected delta: +$577/yr (+$48/mo · 144.1%)

ⓘ 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 ≥105°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,208
• − Mortgage interest: −$3,837
• − Property taxes: −$401
• − Insurance: −$342
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$1,993
• Taxable income: $2,002
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $2,530/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: South Fork SD 14
• NCES district ID: 1736640
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $41,398
• Composite: 18.34/100
• National rank: #14054
• State rank: #744 of 919 in IL

Livability — Bulpitt

• Score: 59/100
• State rank: #1060
• US rank: #20249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bulpitt, IL
• Population (ZIP): 9,438

Population outlook (Christian County) Hauer SSP2

• Today (2025): 31,182 people
• By 2030: 29,787 · -4.5%
• By 2040: 26,793 · -14.1%
• By 2050: 23,757 · -23.8%
• By 2075: 17,333 · -44.4%
• By 2100: 11,573 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Asian 1% Black 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -40.4pp toward R · 2008: -6.3pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+44.6 2016: R+42.7 2012: R+23.1 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.59%
• Current HPI: 280.61
• 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

+331.2% since first listed

11 events — show timeline

• 2025-09-11 Relisted — RMLSA as Distributed by MLS Grid
• 2025-09-11 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-11 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-09-05 Pending — RMLSA as Distributed by MLS Grid
• 2025-09-04 Listed — RMLSA as Distributed by MLS Grid
• 2021-12-09 Sold (MLS) $34,500 RMLSA as Distributed by MLS Grid
• 2021-10-11 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2010-12-15 Sold (MLS) $5,500 RMLSA as Distributed by MLS Grid
• 2010-07-15 Listed $6,000 RMLSA as Distributed by MLS Grid
• 2000-01-01 Sold (Public Records) $8,000 Public Records

Property tax history

+13.4%/yr

Latest (2024): $401 · +133.1% YoY. Source: county tax records.