401 Maple St · Zeigler, IL 62999

$23,750

2 bd · 1.0 ba · 1,188 sqft · SingleFamily · 45 Days on market

Built 1945 7,230 sqft lot $20/sqft · 64% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

This home is located on a nice corner lot. It is a 2 bedroom, 1 bath with a parital basement. Come take a look today!

Key facts

• Corner lot
• 7,230 sq ft lot
• Parking

Tags

• CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $23k (3.0% below list) — sets the bar for market timing.

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: schools F, amenities F, commute 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.
• 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 $232 of equity ($164 loan paydown + $68 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $23,037 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.35% ✓
• Cap rate: 38.70%
• Cash-on-cash: 115.74%
• DSCR: 6.15
• GRM: 1.9

CMA / ARV

• ARV (median comp): $66,299
• List price: $23,750
• Delta: -64.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Maple St	0.08mi	2/1.0	1,200 (+1%)	18mo	$59,900	$50	79
211 Maple St	0.08mi	2/1.0	1,200 (+1%)	18mo	$59,900	$50	79
208 Baggott St	0.14mi	2/1.5	1,300 (+9%)	10mo	$80,000	$62	67
208 Baggott St	0.14mi	2/1.5	1,300 (+9%)	10mo	$80,000	$62	67
402 Baggott St	0.10mi	3/1.0 (+1)	1,300 (+9%)	16mo	$30,000	$23	61
402 Baggott St	0.10mi	3/1.0 (+1)	1,300 (+9%)	16mo	$30,000	$23	61
706 S Pine St	0.22mi	2/1.0	1,050 (-12%)	11mo	$82,000	$78	61
706 S Pine St	0.22mi	2/1.0	1,050 (-12%)	11mo	$82,000	$78	61
208 N Main St	0.53mi	3/1.0 (+1)	1,175 (-1%)	21mo	$100,000	$85	51
208 N Main St	0.53mi	3/1.0 (+1)	1,175 (-1%)	21mo	$100,000	$85	51
115 Walnut St	0.47mi	2/—	1,350 (+14%)	7mo	$89,000	$66	49
115 Walnut St	0.47mi	2/—	1,350 (+14%)	7mo	$89,000	$66	49

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.09×
• Total profit: $40,497
• Equity at exit: $7,237

10-year hold

• IRR: —
• Equity multiple: 14.75×
• Total profit: $91,435
• Equity at exit: $8,976

Cash invested: $6,650 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$125
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $641

Break-even live

Break-even rent $221

Max offer price $23,750

Occupancy floor 33%

Sensitivity live

Price	-10% $655	-5% $648	+0% $641	+5% $635	+10% $628
Rent	-10% $560	-5% $601	+0% $641	+5% $682	+10% $723
Rate	-1.0pp $653	-0.5pp $647	base $641	+0.5pp $635	+1.0pp $629

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: $5,938
• Closing costs: $712
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $23,750 Pending 45 DOM
2. 2026-06-02
   days on market $23,750 Active 42 DOM
3. 2026-06-01
   days on market $23,750 Active 41 DOM
4. 2026-05-31
   days on market $23,750 Active 40 DOM
5. 2026-05-30
   days on market $23,750 Active 39 DOM
6. 2026-04-20
   listed $25,000 Active 118-char remark

   Show marketing remark (118 chars)

   This home is located on a nice corner lot. It is a 2 bedroom, 1 bath with a parital basement. Come take a look today!

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $513 · $43/mo
• Expected delta: +$27/yr (+$2/mo · 5.5%)

ⓘ 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 5/10 Major 7 d/yr ≥107°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: $12,400
• − Mortgage interest: −$1,330
• − Property taxes: −$486
• − Insurance: −$119
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$691
• Taxable income: $7,790
• Est. tax owed @ 24.0%: −$1,870
• After-tax cash flow: $5,827/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

• 2026-04-20 Listed $25,000 MRED as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2017): $486 · +16.1% YoY. Source: county tax records.