507 E Pine St · Percy, IL 62272

$59,000

2 bd · 1.0 ba · 1,288 sqft · SingleFamily · 122 Days on market

Built 1920 0.36 ac lot $46/sqft · 13% below area Est $68k · 13% 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 +30.0/30.0
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Charming small home on 2 corner city lots in Percy, IL. This home is a 2 bedroom, 1 bath, fixer-upper, a perfect opportunity for those with a vision! An unfinished loft offers potential for extra space or a creative studio. Recent updates include new siding, new roof and new windows. Here is your opportunity to bring this diamond in the rough back to life! Sellers are offering a $5,000 concession at closing towards a new central air system or split unit systems.

Key facts

• Unfinished loft
• New siding
• Corner city lots

Tags

• CORNER CITY LOTS
• UNFINISHED LOFT
• NEW SIDING
• NEW ROOF
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#857 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Trico CUSD 176 (rural): math 12% / reading 23% proficiency, ranked #467 of 620 in IL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($408 loan paydown + $2k appreciation (2.9% local appreciation)).
• Randolph County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $11k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $59k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.69% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.54%
• DSCR: 2.31
• GRM: 4.9

CMA / ARV

• ARV (median comp): $68,000
• List price: $59,000
• Delta: -13.24%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 E Almond St	0.12mi	2/1.5	1,133 (-12%)	3mo	$68,000	$60	70
303 W Plum St	0.35mi	2/1.0	1,232 (-4%)	18mo	$115,000	$93	61
502 E Pine St	0.03mi	3/1.0 (+1)	1,100 (-15%)	20mo	$60,000	$55	53
405 S Park Ct	0.56mi	3/2.0 (+1)	1,456 (+13%)	11mo	$70,000	$48	34
503 S Park	0.57mi	3/2.0 (+1)	1,114 (-14%)	10mo	$44,900	$40	34

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

Projected returns pro-forma

2.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 2.98×
• Total profit: $32,636
• Equity at exit: $26,135

10-year hold

• IRR: 35.5%
• Equity multiple: 5.86×
• Total profit: $80,350
• Equity at exit: $39,973

Cash invested: $16,520 (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 62272

• Home prices YoY: 2.4%
• Active inventory: 6
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $407

Break-even live

Break-even rent $481

Max offer price $59,000

Occupancy floor 54%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $59,000 Active 122 DOM
2. 2026-06-17
   days on market $59,000 Active 121 DOM
3. 2026-06-16
   days on market $59,000 Active 120 DOM
4. 2026-06-15
   days on market $59,000 Active 119 DOM
5. 2026-06-13
   days on market $59,000 Active 117 DOM
6. 2026-06-12
   days on market $59,000 Active 116 DOM
7. 2026-06-09
   days on market $59,000 Active 113 DOM
8. 2026-06-08
   days on market $59,000 Active 112 DOM
9. 2026-06-07
   days on market $59,000 Active 111 DOM
10. 2026-06-05
    pricedays on market $59,000 Active 109 DOM
11. 2026-06-04
    days on market $65,000 Active 107 DOM
12. 2026-06-02
    days on market $65,000 Active 106 DOM
13. 2026-06-01
    days on market $65,000 Active 105 DOM
14. 2026-05-31
    days on market $65,000 Active 104 DOM
15. 2026-05-31
    days on market $65,000 Active 103 DOM
16. 2026-03-23
    price $65,000 471-char remark

    Show marketing remark (471 chars)

    Charming small home on 2 corner city lots in Percy, IL. This home is a 2 bedroom, 1 bath, fixer-upper, a perfect opportunity for those with a vision! An unfinished loft offers potential for extra space or a creative studio. Recent updates include new siding, new roof and new windows. Here is your opportunity to bring this diamond in the rough back to life! Sellers are offering a $5,000 concession at closing towards a new central air system or split unit systems.

17. 2026-02-16
    listed $70,000 Active 471-char remark

    Show marketing remark (471 chars)

    Charming small home on 2 corner city lots in Percy, IL. This home is a 2 bedroom, 1 bath, fixer-upper, a perfect opportunity for those with a vision! An unfinished loft offers potential for extra space or a creative studio. Recent updates include new siding, new roof and new windows. Here is your opportunity to bring this diamond in the rough back to life! Sellers are offering a $5,000 concession at closing towards a new central air system or split unit systems.

18. 2021-08-06
    historical
19. 2013-01-15
    soldstatus
20. 2013-01-15
    soldstatus $15,000
21. 2012-11-16
    listed $15,000
22. 2012-11-16
    listed $15,000

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $947 · $79/mo
• Expected delta: +$393/yr (+$33/mo · 70.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $11,951
• − Mortgage interest: −$3,305
• − Property taxes: −$554
• − Insurance: −$295
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$1,716
• Taxable income: $4,169
• Est. tax owed @ 24.0%: −$1,001
• After-tax cash flow: $3,879/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: Trico CUSD 176
• NCES district ID: 1708250
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $46,653
• Composite: 15.48/100
• National rank: #9309
• State rank: #467 of 620 in IL

Livability — Percy

• Score: 62/100
• State rank: #857
• US rank: #16780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Percy, IL
• Population (ZIP): 1,713

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 31,417 people
• By 2030: 30,519 · -2.9%
• By 2040: 28,841 · -8.2%
• By 2050: 27,150 · -13.6%
• By 2075: 22,569 · -28.2%
• By 2100: 16,584 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 14% Two or more races 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 14% · Canada
• Languages at home: 89% English-only · Spanish 4%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.7%
• 2008→2024 swing: -49.0pp toward R · 2008: -0.9pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+50.2 2016: R+46.8 2012: R+17.6 2008: R+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.88%
• Current HPI: 125.4214
• 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

+333.3% since first listed

7 events — show timeline

• 2026-03-23 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2026-02-16 Listed $70,000 MARIS as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-01-15 Sold (MLS) $15,000 RMLSA as Distributed by MLS Grid
• 2013-01-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-11-16 Listed $15,000 RMLSA as Distributed by MLS Grid
• 2012-11-16 Listed $15,000 MARIS as Distributed by MLS Grid

Property tax history

-0.0%/yr

Latest (2024): $554 · -5.5% YoY. Source: county tax records.