202 N Victor St · Christopher, IL 62822

$69,000

3 bd · 1.0 ba · 1,400 sqft · Other · 16 Days on market

Built 1945 8,712 sqft 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 +19.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +6.1/10.0
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

?BLACK FRIDAY DEAL? Listing Price = $89,900 Sale Price = $79,000 CFD = $2k down payment*** Conventional loan = $2k closing credit ONLY AVAILABLE 11/21/25 - 11/30/2025 Listing Price resumes 12/1/25 ***Seller Financing available (Contract For Deed) with multiple options on price, down payment, etc*** Welcome to this well-maintained 3 bedroom, 1 bathroom home situated on a spacious corner lot. This property offers both comfort and potential, with a full unfinished basement ready to be customized to fit your needs. Recent updates provide peace of mind, including a new roof on both the home and garage (2024) as well as updated plumbing and electrical systems. Inside, you'll find a flexible layout to suit your lifestyle. The second bedroom is currently being used as a dining room, while the third bedroom houses laundry hookups, which can easily be relocated back to the basement if desired. Each space offers versatility, whether you need extra bedrooms, an office, or additional living areas. The exterior features a detached garage, mature lot placement, and the convenience of a corner location with added privacy. This home is perfect for buyers seeking a solid property with big ticket updates and room to make it their own.

Key facts

• Corner location
• New roof
• Updated plumbing

Tags

• FULL UNFINISHED BASEMENT
• NEW ROOF
• UPDATED PLUMBING
• UPDATED ELECTRICAL SYSTEMS
• DETACHED GARAGE
• CORNER LOCATION

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Vinyl siding and frame construction; Asphalt roof; Block foundation; Built approximately 81–90 years ago; Built before 1978
• Exterior features: Corner lot; Lot dimensions approximately 70 x 140

Interior

• Kitchen: Kitchen on main level; Range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Bedroom dimensions: 11 x 13; 9 x 9; 11 x 11 (master); Master bedroom has hardwood flooring
• Flooring: Laminate flooring in kitchen and two bedrooms; Hardwood flooring in master bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 4 total rooms; Unfinished full basement with egress window
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $74 ($892/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($782 rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,100 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Christopher USD 99 (town): math 9% / reading 21% proficiency, ranked #520 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Christopher Elem School (math 11% / reading 25%, grade F, #1,126 of 2,056 statewide, top 55%, 486 students, 0% FRL); Christopher High (math 5% / reading 5%, grade F, #614 of 693 statewide, top 95%, 214 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1945 — 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 $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.13% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-6,394
• Equity at exit: $10,288

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $742
• Equity at exit: $5,966

Cash invested: $19,320 (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 62822

• Home prices YoY: -4.8%
• Active inventory: 17
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $782 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$153 /mo · $1,838/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $74

Break-even live

Break-even rent $688

Max offer price $69,000

Occupancy floor 86%

Sensitivity live

Price	-10% $113	-5% $94	+0% $74	+5% $55	+10% $35
Rent	-10% $13	-5% $43	+0% $74	+5% $105	+10% $136
Rate	-1.0pp $109	-0.5pp $92	base $74	+0.5pp $56	+1.0pp $38

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 S State St Christopher, IL	3.0	1.0	1100	$860	$0.78	44d	1	0.29mi
802 S Emma St Christopher, IL	2.0	1.0	914	$590	$0.65	45d	1	0.59mi

Listing history 13 events

1. 2026-06-18
   status $69,000 Pending 16 DOM
2. 2026-06-18
   days on market $69,000 Active 16 DOM
3. 2026-06-17
   days on market $69,000 Active 15 DOM
4. 2026-06-16
   days on market $69,000 Active 14 DOM
5. 2026-06-16
   price $69,000 Active 13 DOM
6. 2026-06-15
   days on market $79,000 Active 13 DOM
7. 2026-06-13
   days on market $79,000 Active 11 DOM
8. 2026-06-12
   days on market $79,000 Active 10 DOM
9. 2026-06-09
   days on market $79,000 Active 7 DOM
10. 2026-06-08
    days on market $79,000 Active 6 DOM
11. 2026-06-07
    days on market $79,000 Active 5 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $79,000 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: $1,838 · $153/mo
• Projected year-2 tax: $1,838 · $153/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,389
• − Mortgage interest: −$3,865
• − Property taxes: −$1,838
• − Insurance: −$345
• − Repairs & maintenance: −$751
• − Management: −$751
• − Depreciation: −$2,007
• Taxable loss: −$169
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $932/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: Christopher USD 99
• NCES district ID: 1700217
• Math proficiency: 9% ▼ -8.00%
• Reading proficiency: 21% ▼ -14.00%
• Median HH income: $38,947
• Composite: 12.67/100
• National rank: #9606
• State rank: #520 of 620 in IL

Livability — Christopher

• Score: 58/100
• State rank: #1100
• US rank: #20866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Christopher, IL
• City population: 2,437
• Population (ZIP): 2,437

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Slovak 6% Lithuanian 5%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.29%
• Current HPI: 65.1454
• 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

+16.2% since first listed

10 events — show timeline

• 2026-06-02 Listed $79,000 MRED as Distributed by MLS Grid
• 2025-11-29 Sold (MLS) $79,000 MRED as Distributed by MLS Grid
• 2025-11-29 Sold (MLS) $79,000 RMLSA as Distributed by MLS Grid
• 2025-11-21 Contingent — RMLSA as Distributed by MLS Grid
• 2025-11-03 Price Changed $89,900 RMLSA as Distributed by MLS Grid
• 2025-10-22 Listed $89,900 MRED as Distributed by MLS Grid
• 2025-10-22 Listed $94,900 RMLSA as Distributed by MLS Grid
• 2025-09-25 Sold (MLS) $64,000 RMLSA as Distributed by MLS Grid
• 2025-08-30 Pending — RMLSA as Distributed by MLS Grid
• 2025-08-29 Listed $68,000 RMLSA as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $1,838 · +4.3% YoY. Source: county tax records.