203 S Reed St · Robinson, IL 62454

$63,000

4 bd · 1.0 ba · 908 sqft · SingleFamily public records · 58 Days on market

Built 1939 5,227 sqft lot $69/sqft · 27% below area Est $86k · 27% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This 4-bedroom, 1-bath home offers plenty of space and character - ready for someone to make it their own! Inside, you will find a functional layout with a cozy feel, featuring a kitchen with a small island that is perfect for everyday living and casual meals. The laundry room is conveniently located at the back of the home for added practicality. Upstairs, you will find two additional bedrooms along with extra storage space. The ceilings are lower, which adds to the home’s unique charm. An enclosed porch provides a great spot to relax, unwind, or enjoy your morning coffee year-round. Outside, the property includes a 1-car detached garage, offering additional storage or workspace opti

Key facts

• Crawlspace
• Laundry room
• Partial basement

Tags

• FUNCTIONAL LAYOUT
• KITCHEN WITH A SMALL ISLAND
• LAUNDRY ROOM
• ENCLOSED PORCH
• PARTIAL BASEMENT
• CRAWLSPACE

Property features AI

Exterior

• Parking: Detached garage (1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one half levels; 1 story
• Construction: Vinyl siding; Metal roof
• Exterior features: Enclosed patio; Patio; Concrete road surface

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Gas water heater; Range; Refrigerator; Has basement (partial, crawl space)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $63k).
• Recommended offer: $61k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#761 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Robinson CUSD 2 (town): math 21% / reading 36% proficiency, ranked #271 of 620 in IL (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 14 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $436 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Crawford County population projected at -16% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,110 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1939 — 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. 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: 1.57% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.90%
• DSCR: 2.11
• GRM: 5.3

CMA / ARV

• ARV (median comp): $85,722
• List price: $63,000
• Delta: -26.51%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.3%
• Equity multiple: 1.74×
• Total profit: $13,111
• Equity at exit: $9,394

10-year hold

• IRR: 26.7%
• Equity multiple: 3.35×
• Total profit: $41,456
• Equity at exit: $5,447

Cash invested: $17,640 (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 62454

• Active inventory: 21
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $366

Break-even live

Break-even rent $528

Max offer price $63,000

Occupancy floor 58%

Sensitivity live

Price	-10% $402	-5% $384	+0% $366	+5% $348	+10% $330
Rent	-10% $288	-5% $327	+0% $366	+5% $405	+10% $444
Rate	-1.0pp $398	-0.5pp $382	base $366	+0.5pp $350	+1.0pp $333

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $63,000 Active 58 DOM
2. 2026-06-18
   days on market $63,000 Active 56 DOM
3. 2026-06-17
   days on market $63,000 Active 55 DOM
4. 2026-06-16
   days on market $63,000 Active 54 DOM
5. 2026-06-15
   days on market $63,000 Active 53 DOM
6. 2026-06-13
   days on market $63,000 Active 51 DOM
7. 2026-06-12
   days on market $63,000 Active 50 DOM
8. 2026-06-09
   days on market $63,000 Active 47 DOM
9. 2026-06-08
   days on market $63,000 Active 46 DOM
10. 2026-06-07
    days on market $63,000 Active 45 DOM
11. 2026-06-07
    days on market $63,000 Active 44 DOM
12. 2026-06-04
    days on market $63,000 Active 41 DOM
13. 2026-06-02
    days on market $63,000 Active 40 DOM
14. 2026-06-01
    days on market $63,000 Active 39 DOM
15. 2026-05-31
    days on market $63,000 Active 38 DOM
16. 2026-05-31
    days on market $63,000 Active 37 DOM
17. 2026-04-23
    listed $63,000 Active 989-char remark

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$352/yr (+$29/mo · 48.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥108°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,898
• − Mortgage interest: −$3,529
• − Property taxes: −$727
• − Insurance: −$315
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$1,833
• Taxable income: $3,591
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,531/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: Robinson CUSD 2
• NCES district ID: 1734230
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 36% ▼ -11.00%
• Median HH income: $45,260
• Composite: 24.45/100
• National rank: #7669
• State rank: #271 of 620 in IL

Livability — Robinson

• Score: 63/100
• State rank: #761
• US rank: #15326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robinson, IL
• Population (ZIP): 10,441

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 18,610 people
• By 2030: 18,078 · -2.9%
• By 2040: 16,963 · -8.9%
• By 2050: 15,662 · -15.8%
• By 2075: 12,384 · -33.5%
• By 2100: 8,916 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Hispanic / Latino 4% Two or more races 2% Native American 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+52.4) · D 22.9% · R 75.4% · Other 1.7%
• 2008→2024 swing: -39.4pp toward R · 2008: -13.0pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+51.3 2016: R+49.1 2012: R+31.6 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.37%
• Current HPI: 105.76
• 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

• 2026-04-23 Listed $63,000 CIBR

Property tax history

+6.0%/yr

Latest (2024): $727 · +20.2% YoY. Source: county tax records.