2103 Martin Ave · Charleston, IL 61920

$117,500

3 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 22 Days on market

Built 1979 7,405 sqft lot Est $132k · 11% under

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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 +14.5/30.0
• ARV discount +12.5/15.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look no further! This adorable 3 bedroom home at the end of a quiet street in Charleston is waitng for you. Newly installed laminate hardwood floors throughout the living room and bedrooms. The kitchen offers newer stainless steel appliances and custom metal ceiling. Enjoy the views of the fenced yard from the deck just off the kitchen. More updates include an encapsulated crawlspace, remodeled bathroom and custom shelving. Don't let this one get away, call today to schedule a private showing!

Key facts

• Large deck
• Built-in shelving
• Mature trees

Tags

• QUIET DEAD-END STREET
• MATURE TREES
• FLEXIBLE LIVING SPACE
• BUILT-IN SHELVING
• UNIQUE TIN CEILING PANELS
• LARGE DECK

Property features AI

Exterior

• Parking: Concrete road access
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Masonite exterior; Asphalt shingle roof
• Exterior features: Deck; Fenced yard; Shed(s)

Interior

• Kitchen: Microwave; Range; Range hood; Refrigerator
• Bedrooms: Total rooms: 7
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window air conditioning units
• Interior features: Kitchen island; Pantry; Walk-in closet(s); Crawl space basement
• Laundry & utility: Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $27 ($319/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (14.5% below list).
• Recommended offer: $101k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.0% in Charleston — 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 73/100 on livability (#293 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, commute F.
• Charleston CUSD 1 (town): math 14% / reading 21% proficiency, ranked #489 of 620 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Carl Sandburg Elem School (math 27% / reading 22%, grade F, #850 of 2,056 statewide, top 45%, 551 students, 0% FRL); Jefferson Elem School (math 10% / reading 23%, grade F, #482 of 665 statewide, top 73%, 635 students, 0% FRL); Charleston High School (math 20% / reading 24%, grade F, #319 of 693 statewide, top 50%, 766 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 34 units permitted in Coles County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $812 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Coles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($116k) 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 $71k; list at $118k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $100,521 (14.5% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $132,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Miller Ave	0.23mi	3/1.5	1,185 (-9%)	3mo	$175,000	$148	73
1310 Madison Ave	0.53mi	3/1.5	1,248 (-4%)	0mo	$133,800	$107	69
16 Miller Ave	0.21mi	3/1.0	1,150 (-11%)	10mo	$161,250	$140	61
823 19th St	0.15mi	2/1.0 (-1)	1,170 (-10%)	10mo	$60,000	$51	61
1146 Buchanan Ave	0.74mi	3/1.0	1,326 (+2%)	2mo	$134,900	$102	58
1404 Madison Ave	0.48mi	3/1.0	1,449 (+12%)	3mo	$20,000	$14	54
1016 Hawthorne Dr	0.39mi	3/2.0	1,462 (+13%)	8mo	$230,000	$157	52
1524 Adams Ave	0.47mi	3/1.0	1,486 (+15%)	5mo	$22,000	$15	47
1203 Adams Ave	0.66mi	3/2.0	1,170 (-10%)	10mo	$132,500	$113	43
1402 14th St	0.69mi	4/2.0 (+1)	1,430 (+10%)	5mo	$78,000	$55	40
9 Brosam Dr	0.72mi	3/2.0	1,452 (+12%)	7mo	$135,000	$93	38
1410 14th St	0.72mi	3/2.0	1,113 (-14%)	10mo	$90,000	$81	33

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-17,358
• Equity at exit: $17,520

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-12,982
• Equity at exit: $10,159

Cash invested: $32,900 (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 61920

• Home prices YoY: -28.1%
• Active inventory: 125
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $27

Break-even live

Break-even rent $972

Max offer price $117,500

Occupancy floor 92%

Sensitivity live

Price	-10% $93	-5% $60	+0% $27	+5% $-7	+10% $-40
Rent	-10% $-53	-5% $-13	+0% $27	+5% $66	+10% $106
Rate	-1.0pp $86	-0.5pp $56	base $27	+0.5pp $-4	+1.0pp $-35

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 6th St Charleston, IL	2.0	1.0	1346	$729	$0.54	46d	3	1.06mi

Listing history 22 events

1. 2026-06-12
   statusdays on market $117,500 Pending 22 DOM
2. 2026-06-09
   days on market $117,500 Active Under Contract 20 DOM
3. 2026-06-08
   days on market $117,500 Active Under Contract 19 DOM
4. 2026-06-07
   days on market $117,500 Active Under Contract 18 DOM
5. 2026-06-05
   days on market $117,500 Active Under Contract 15 DOM
6. 2026-06-03
   days on market $117,500 Active Under Contract 14 DOM
7. 2026-06-02
   days on market $117,500 Active Under Contract 13 DOM
8. 2026-06-01
   days on market $117,500 Active Under Contract 12 DOM
9. 2026-05-31
   days on market $117,500 Active Under Contract 11 DOM
10. 2026-05-30
    days on market $117,500 Active Under Contract 10 DOM
11. 2026-05-22
    historical Active Under Contract
12. 2026-05-19
    listed $117,500 Active
13. 2021-09-20
    soldstatus $71,000
14. 2021-09-17
    soldstatus $71,000 499-char remark

    Show marketing remark (501 chars)

    Look no further! This adorable 3 bedroom home at the end of a quiet street in Charleston is waitng for you. Newly installed laminate hardwood floors throughout the living room and bedrooms. The kitchen offers newer stainless steel appliances and custom metal ceiling. Enjoy the views of the fenced yard from the deck just off the kitchen. More updates include an encapsulated crawlspace, remodeled bathroom and custom shelving. Don't let this one get away, call today to schedule a private showing!

15. 2021-09-17
    soldstatus $71,000 501-char remark

    Show marketing remark (501 chars)

    Look no further! This adorable 3 bedroom home at the end of a quiet street in Charleston is waitng for you. Newly installed laminate hardwood floors throughout the living room and bedrooms. The kitchen offers newer stainless steel appliances and custom metal ceiling. Enjoy the views of the fenced yard from the deck just off the kitchen. More updates include an encapsulated crawlspace, remodeled bathroom and custom shelving. Don't let this one get away, call today to schedule a private showing!

16. 2021-07-26
    listed $74,900 499-char remark

    Show marketing remark (501 chars)

    Look no further! This adorable 3 bedroom home at the end of a quiet street in Charleston is waitng for you. Newly installed laminate hardwood floors throughout the living room and bedrooms. The kitchen offers newer stainless steel appliances and custom metal ceiling. Enjoy the views of the fenced yard from the deck just off the kitchen. More updates include an encapsulated crawlspace, remodeled bathroom and custom shelving. Don't let this one get away, call today to schedule a private showing!

17. 2021-07-26
    listed $74,900 501-char remark

    Show marketing remark (501 chars)

    Look no further! This adorable 3 bedroom home at the end of a quiet street in Charleston is waitng for you. Newly installed laminate hardwood floors throughout the living room and bedrooms. The kitchen offers newer stainless steel appliances and custom metal ceiling. Enjoy the views of the fenced yard from the deck just off the kitchen. More updates include an encapsulated crawlspace, remodeled bathroom and custom shelving. Don't let this one get away, call today to schedule a private showing!

18. 2015-10-28
    soldstatus $69,000
19. 2015-10-28
    soldstatus $69,000
20. 2015-10-28
    soldstatus $69,000
21. 2015-09-09
    listed $76,500
22. 2015-09-09
    listed $76,500

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,948 · $162/mo
• Expected delta: +$719/yr (+$60/mo · 58.6%)

ⓘ 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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,063
• − Mortgage interest: −$6,582
• − Property taxes: −$1,228
• − Insurance: −$588
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$3,418
• Taxable loss: −$1,683
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $723/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: Charleston CUSD 1
• NCES district ID: 1709600
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 21% ▼ -8.00%
• Median HH income: $35,724
• Composite: 14.45/100
• National rank: #9429
• State rank: #489 of 620 in IL

Livability — Charleston

• Score: 73/100
• State rank: #293
• US rank: #5627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, IL
• County: Coles County · 41,301 people
• City population: 20,951
• Metro: Charleston-Mattoon, IL
• Population (ZIP): 20,951
• Household income: $52,429
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1209.0

Population outlook (Coles County) Hauer SSP2

• Today (2025): 53,967 people
• By 2030: 53,829 · -0.3%
• By 2040: 52,332 · -3.0%
• By 2050: 49,989 · -7.4%
• By 2075: 42,226 · -21.8%
• By 2100: 34,675 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Italian 2% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Coles

• 2024 margin: Strong R (+28.5) · D 34.9% · R 63.4% · Other 1.7%
• 2008→2024 swing: -31.7pp toward R · 2008: 3.2pp · 2024: -28.5pp
• All cycles: 2024: R+28.5 2020: R+26.4 2016: R+26.4 2012: R+11.1 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.97%
• Current HPI: 153.8607
• Rent YoY: —
• Metro: Charleston-Mattoon, IL
• 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

+53.6% since first listed

13 events — show timeline

• 2026-06-11 Pending — CIBR
• 2026-05-22 Contingent — CIBR
• 2026-05-19 Listed $117,500 CIBR
• 2021-09-20 Sold (Public Records) $71,000 Public Records
• 2021-09-17 Sold (MLS) $71,000 MRED as Distributed by MLS Grid
• 2021-09-17 Sold (MLS) $71,000 CIBR
• 2021-07-26 Listed $74,900 MRED as Distributed by MLS Grid
• 2021-07-26 Listed $74,900 CIBR
• 2015-10-28 Sold (Public Records) $69,000 Public Records
• 2015-10-28 Sold (MLS) $69,000 MRED as Distributed by MLS Grid
• 2015-10-28 Sold (MLS) $69,000 CIBR
• 2015-09-09 Listed $76,500 MRED as Distributed by MLS Grid
• 2015-09-09 Listed $76,500 CIBR

Property tax history

-3.3%/yr

Latest (2025): $1,228 · +17.0% YoY. Source: county tax records.