406 Church St · Zeigler, IL 62999

$49,000

2 bd · 1.0 ba · 740 sqft · Other · 7 Days on market

0.54 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

This charming 2-bedroom, 1-bath home offers comfortable living with timeless character and practical updates plus wheelchair ramp. . Inside, you'll find an inviting eat-in kitchen and beautiful hardwood floors throughout most of the home, adding warmth and charm. Accessibility is enhanced with a wheelchair ramp for easy entry. Major improvements provide peace of mind, including a roof that is only 3 years old and updated wiring throughout the home. Outside, a spacious 20' x 40' block building with a 3-year-old roof offers exceptional storage space, workshop potential, or room for hobbies and equipment. Whether you're looking for your first home, downsizing, or seeking an investment opportun

Key facts

• Updated wiring
• Storage space
• Eat-in kitchen

Tags

• WHEELCHAIR RAMP
• EAT-IN KITCHEN
• HARDWOOD FLOORS
• UPDATED WIRING
• STORAGE SPACE

Property features AI

Finance

• Other: Property is in an unincorporated area (Township: six mile); Directions: Church Street on right from circle
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage; 4 parking spaces total
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Metal roof; Vinyl siding and block construction; Brick/mortar foundation; Built before 1978
• Exterior features: Lot dimensions approximately 126.46 x 185.26; Lot between 0.50 and 0.99 acre; Disability access available

Interior

• Kitchen: Kitchen on main level (13 x 11) with vinyl flooring
• Bedrooms: 2 bedrooms total; Master bedroom on main level (11 x 10) with hardwood floors; Second bedroom on main level (9 x 9) with hardwood floors; Additional bedrooms listed (no details)
• Flooring: Hardwood flooring in living areas and bedrooms; Vinyl flooring in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window air conditioning units
• Interior features: Partially unfinished basement; Total of 4 rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $49k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $49k).

Location & tenants

• Location reads 60/100 on livability (#1,012 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• Zeigler-Royalton CUSD 188 (rural): math 10% / reading 20% proficiency, ranked #524 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Zeigler-Royalton Elem School (math 8% / reading 22%, grade F, #1,259 of 2,056 statewide, top 62%, 253 students, 0% FRL); Zeigler-Royalton Jr High School (math 12% / reading 17%, grade F, #517 of 665 statewide, top 79%, 114 students, 0% FRL); Zeigler-Royalton High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 130 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $479 of equity ($339 loan paydown + $140 appreciation (0.3% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.68% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.46%
• DSCR: 2.31
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 2.51×
• Total profit: $20,677
• Equity at exit: $14,931

10-year hold

• IRR: 33.7%
• Equity multiple: 4.85×
• Total profit: $52,804
• Equity at exit: $18,518

Cash invested: $13,720 (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 62999

• Home prices YoY: 0.3%
• Active inventory: 6
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $337

Break-even live

Break-even rent $399

Max offer price $49,000

Occupancy floor 54%

Sensitivity live

Price	-10% $365	-5% $351	+0% $337	+5% $323	+10% $309
Rent	-10% $272	-5% $304	+0% $337	+5% $369	+10% $402
Rate	-1.0pp $361	-0.5pp $349	base $337	+0.5pp $324	+1.0pp $311

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-22
   days on market $49,000 Active 7 DOM
2. 2026-06-19
   days on market $49,000 Active 4 DOM
3. 2026-06-18
   days on market $49,000 Active 3 DOM
4. 2026-06-17
   days on market $49,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $49,000 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: $455 · $38/mo
• Projected year-2 tax: $784 · $65/mo
• Expected delta: +$329/yr (+$27/mo · 72.2%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,906
• − Mortgage interest: −$2,745
• − Property taxes: −$455
• − Insurance: −$245
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$1,425
• Taxable income: $3,450
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $3,214/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: Zeigler-Royalton CUSD 188
• NCES district ID: 1743800
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $37,645
• Composite: 12.55/100
• National rank: #9621
• State rank: #524 of 620 in IL

Livability — Zeigler

• Score: 60/100
• State rank: #1012
• US rank: #19423

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: Zeigler, IL
• Population (ZIP): 1,345

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 2% 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: ▲ 0.29%
• Current HPI: 81.042
• 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

1 event — show timeline

• 2026-06-15 Listed $49,000 MRED as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2024): $455 · +6.1% YoY. Source: county tax records.