36 Wisconsin St · Pinckneyville, IL 62274

$79,900

2 bd · 1.0 ba · 986 sqft · SingleFamily · 2 Days on market

Built 1930 0.30 ac lot

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Small home waiting for a new owner - Nice size rooms, nice kitchen cabinets, utility area and bath together. Vinyl siding, Covered front and back porches. Double lot.

Key facts

• Covered front porch
• Newer roof
• Double lot

Tags

• DOUBLE LOT
• VINYL SIDING
• COVERED FRONT PORCH
• UPDATED EAT-IN KITCHEN
• UPDATED BATHROOM LAUNDRY
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($892 rent vs $80k).

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 $552 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 $52k; list at $80k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $79,900

Questions for the listing agent

1. Built in 1930 — 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: 1.12% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $47,328
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Wisconsin St	0.00mi	2/1.0	986 (0%)	1mo	$79,000	$80	100
118 Missouri St	0.08mi	3/2.0 (+1)	1,080 (+10%)	3mo	$52,000	$48	69
718 W Water St	0.54mi	2/1.0	881 (-11%)	2mo	$27,500	$31	56
601 W Saint Louis Ave	0.66mi	2/1.0	1,104 (+12%)	1mo	$95,000	$86	49
607 Belle Ave	0.73mi	3/2.0 (+1)	1,008 (+2%)	15mo	$33,000	$33	41

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-1,849
• Equity at exit: $11,913

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $12,680
• Equity at exit: $6,908

Cash invested: $22,372 (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: 7.5×

Monthly cashflow live

• Estimated rent: $892 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $174

Break-even live

Break-even rent $671

Max offer price $79,900

Occupancy floor 75%

Sensitivity live

Price	-10% $219	-5% $197	+0% $174	+5% $152	+10% $129
Rent	-10% $104	-5% $139	+0% $174	+5% $209	+10% $245
Rate	-1.0pp $214	-0.5pp $195	base $174	+0.5pp $154	+1.0pp $132

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   listed $79,900 Active
3. 2020-08-28
   soldstatus $52,000
4. 2017-07-18
   soldstatus 168-char remark

   Show marketing remark (168 chars)

   Small home waiting for a new owner - Nice size rooms, nice kitchen cabinets, utility area and bath together. Vinyl siding, Covered front and back porches. Double lot.

5. 2010-08-24
   soldstatus $40,500
6. 2004-08-24
   soldstatus $38,000
7. 2004-08-20
   soldstatus $38,000
8. 2004-06-03
   listed $41,000

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $1,374 · $115/mo
• Expected delta: +$439/yr (+$37/mo · 47.0%)

ⓘ 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 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: $10,701
• − Mortgage interest: −$4,476
• − Property taxes: −$935
• − Insurance: −$400
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$2,324
• Taxable income: $854
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $1,886/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

+94.9% since first listed

8 events — show timeline

• 2026-04-27 Pending — MRED as Distributed by MLS Grid
• 2026-04-24 Listed $79,900 MRED as Distributed by MLS Grid
• 2020-08-28 Sold (Public Records) $52,000 Public Records
• 2017-07-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2010-08-24 Sold (Public Records) $40,500 Public Records
• 2004-08-24 Sold (Public Records) $38,000 Public Records
• 2004-08-20 Sold (MLS) $38,000 RMLSA as Distributed by MLS Grid
• 2004-06-03 Listed $41,000 RMLSA as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2024): $935 · +5.6% YoY. Source: county tax records.