310 S 2nd St · Easton, IL 62633

$65,000

2 bd · 1.0 ba · 1,108 sqft · SingleFamily · 18 Days on market

9,263 sqft lot Est $49k · 33% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Situated at the end of a dead-end street on a roomy 59X157 lot, this move-in ready and reasonably priced all electric two-bedroom vinyl sided ranch style home can be owned for less than rent! The interior boasts a generous 17X20 living room, 18X15 equipped eat-in kitchen with an open staircase that leads to a full basement, two nice sized bedrooms, and a full hall updated bath. The full open concept basement offers mechanicals, operable shower, and amazing work/storage space. Property also features an attached garage with a rear attached workshop area, detached storage shed, and a rear concrete patio. Combine low taxes with a low list price and you will find this small-town Mason County res

Key facts

• Open staircase
• Attached garage
• Work storage space

Tags

• 59X157 LOT
• OPEN STAIRCASE
• FULL BASEMENT
• OPERABLE SHOWER
• WORK STORAGE SPACE
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story main living with additional upper, lower and basement levels
• Construction: Shingle roof; Not new construction
• Exterior features: Level lot; Shed(s)

Interior

• Kitchen: Refrigerator
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Carpet in bedrooms, living room, and kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Ceiling fan(s); Full, unfinished basement
• Laundry & utility: Laundry room in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,138 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, employment D, amenities F.
• Illini Central CUSD 189 (rural): math 11% / reading 18% proficiency, ranked #514 of 620 in IL (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Illini Central Grade School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 252 students, 0% FRL); Illini Central Middle School (math 8% / reading 17%, grade F, #550 of 665 statewide, top 84%, 142 students, 0% FRL); Illini Central High School (math 5% / reading 15%, grade F, #528 of 693 statewide, top 82%, 185 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 7 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Mason County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $65k implies a 141% gain — meaningful room to come down on a strong offer.

Recommended offer $64,025 (1.5% below list)

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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.50% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.08%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $48,752
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 S 2nd St	0.00mi	2/1.0	1,108 (0%)	0mo	$60,000	$54	100
311 S 3rd St	0.05mi	2/1.0	1,100 (-1%)	21mo	$25,000	$23	79
202 S 1st St	0.14mi	1/1.0 (-1)	1,025 (-8%)	5mo	$13,500	$13	72
113 N 1st St	0.30mi	2/1.0	1,030 (-7%)	4mo	$45,000	$44	71
210 N 2nd St	0.34mi	2/1.0	1,008 (-9%)	2mo	$15,505	$15	67
205 N 3rd St	0.33mi	2/1.0	1,093 (-1%)	20mo	$35,000	$32	66
302 S 2nd St	0.05mi	3/1.0 (+1)	1,026 (-7%)	19mo	$99,000	$96	65
302 S 1st St	0.09mi	3/1.0 (+1)	1,056 (-5%)	24mo	$51,000	$48	63

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: 29.2%
• Equity multiple: 2.66×
• Total profit: $30,123
• Equity at exit: $29,227

10-year hold

• IRR: 29.7%
• Equity multiple: 5.18×
• Total profit: $75,991
• Equity at exit: $45,042

Cash invested: $18,200 (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 62633

• Active inventory: 2
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $350

Break-even live

Break-even rent $530

Max offer price $65,000

Occupancy floor 59%

Sensitivity live

Price	-10% $387	-5% $368	+0% $350	+5% $332	+10% $313
Rent	-10% $273	-5% $312	+0% $350	+5% $389	+10% $427
Rate	-1.0pp $383	-0.5pp $367	base $350	+0.5pp $333	+1.0pp $316

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-04-07
   listed $65,000 Active
3. 2016-09-12
   soldstatus $27,000

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $1,041 · $87/mo
• Expected delta: +$434/yr (+$36/mo · 71.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,676
• − Mortgage interest: −$3,641
• − Property taxes: −$607
• − Insurance: −$325
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$1,891
• Taxable income: $3,343
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $3,399/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: Illini Central CUSD 189
• NCES district ID: 1700113
• Math proficiency: 11% ▼ -11.00%
• Reading proficiency: 18% ▼ -18.00%
• Median HH income: $46,086
• Composite: 12.95/100
• National rank: #9574
• State rank: #514 of 620 in IL

Livability — Easton

• Score: 58/100
• State rank: #1138
• US rank: #21495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easton, IL
• Population (ZIP): 609

Population outlook (Mason County) Hauer SSP2

• Today (2025): 12,087 people
• By 2030: 11,283 · -6.7%
• By 2040: 9,766 · -19.2%
• By 2050: 8,421 · -30.3%
• By 2075: 5,785 · -52.1%
• By 2100: 3,888 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 14% Lithuanian 4% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+42.2) · D 27.8% · R 70.1% · Other 2.1%
• 2008→2024 swing: -48.1pp toward R · 2008: 5.9pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+39.5 2016: R+31.8 2012: R+6.3 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+140.7% since first listed

3 events — show timeline

• 2026-04-28 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-07 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2016-09-12 Sold (Public Records) $27,000 Public Records

Property tax history

+4.7%/yr

Latest (2024): $607 · +8.8% YoY. Source: county tax records.