206 E 5th St · St. Peter, IL 62880

$84,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily · 163 Days on market

Built 1950 0.33 ac lot $84/sqft · 42% below area Est $147k · 42% 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Appreciation +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Move-In Ready home located in St. Peter! This 2 bedroom, 1 bathroom home features original wood floors, tons of natural light, and a huge kitchen at an affordable price. The U-Shaped, eat-in kitchen is complete with ample Oak cabinets and plenty of countertop space. Kitchen appliances and utility appliance are included in the sale. Just off the kitchen is a large living room with original hardwood floors that spans into the 2 bedrooms separated by a full bath. The newer construction garage was built in 2018 and comfortably fits 2 large vehicles with plenty of room for shop equipment or a workbench, if desired. Come check out this house today and explore the opportunity.

Key facts

• Ample oak cabinets
• Original wood floors
• Large living room

Tags

• ORIGINAL WOOD FLOORS
• HUGE KITCHEN
• AMPLE OAK CABINETS
• PLENTY OF COUNTERTOP SPACE
• LARGE LIVING ROOM
• NEWER CONSTRUCTION GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• South Central CUD 401 (rural): math 12% / reading 19% proficiency, ranked #506 of 620 in IL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($587 loan paydown + $947 appreciation (1.1% local appreciation)).
• Fayette County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.62%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $147,323
• List price: $84,900
• Delta: -42.37%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 E 2nd St	0.48mi	2/1.0	1,024 (+2%)	17mo	$125,000	$122	61

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

Projected returns pro-forma

1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.49×
• Total profit: $11,698
• Equity at exit: $29,494

10-year hold

• IRR: 13.4%
• Equity multiple: 2.65×
• Total profit: $39,163
• Equity at exit: $39,594

Cash invested: $23,772 (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 62880

• Home prices YoY: 1.0%
• Active inventory: 3
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $151

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 79%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $84,900 Active 163 DOM
2. 2026-06-17
   days on market $84,900 Active 162 DOM
3. 2026-06-16
   days on market $84,900 Active 161 DOM
4. 2026-06-15
   days on market $84,900 Active 160 DOM
5. 2026-06-13
   days on market $84,900 Active 158 DOM
6. 2026-06-12
   days on market $84,900 Active 157 DOM
7. 2026-06-09
   days on market $84,900 Active 154 DOM
8. 2026-06-08
   statusdays on market $84,900 Active 153 DOM
9. 2026-06-07
   days on market $84,900 Active Under Contract 152 DOM
10. 2026-06-05
    days on market $84,900 Active Under Contract 150 DOM
11. 2026-06-04
    days on market $84,900 Active Under Contract 148 DOM
12. 2026-06-02
    days on market $84,900 Active Under Contract 147 DOM
13. 2026-06-01
    days on market $84,900 Active Under Contract 146 DOM
14. 2026-05-31
    days on market $84,900 Active Under Contract 145 DOM
15. 2026-05-31
    days on market $84,900 Active Under Contract 144 DOM
16. 2026-02-20
    price $84,900 678-char remark

    Show marketing remark (678 chars)

    Move-In Ready home located in St. Peter! This 2 bedroom, 1 bathroom home features original wood floors, tons of natural light, and a huge kitchen at an affordable price. The U-Shaped, eat-in kitchen is complete with ample Oak cabinets and plenty of countertop space. Kitchen appliances and utility appliance are included in the sale. Just off the kitchen is a large living room with original hardwood floors that spans into the 2 bedrooms separated by a full bath. The newer construction garage was built in 2018 and comfortably fits 2 large vehicles with plenty of room for shop equipment or a workbench, if desired. Come check out this house today and explore the opportunity.

17. 2026-01-06
    listed $89,900 Active 678-char remark

    Show marketing remark (678 chars)

    Move-In Ready home located in St. Peter! This 2 bedroom, 1 bathroom home features original wood floors, tons of natural light, and a huge kitchen at an affordable price. The U-Shaped, eat-in kitchen is complete with ample Oak cabinets and plenty of countertop space. Kitchen appliances and utility appliance are included in the sale. Just off the kitchen is a large living room with original hardwood floors that spans into the 2 bedrooms separated by a full bath. The newer construction garage was built in 2018 and comfortably fits 2 large vehicles with plenty of room for shop equipment or a workbench, if desired. Come check out this house today and explore the opportunity.

18. 2017-12-27
    soldstatus Closed 449-char remark

    Show marketing remark (449 chars)

    Ranch Home very well taken care of in St. Peter IL. Large Kitchen/Dining Room with Custom cabinetry, Spacious living room, 2 bedrooms and full bath. 100 x 142 lot, detached garage/workshop. Washer/Dryer hook up in kitchen. Newer roof (2012) and windows (2013)Beautiful hard wood floors. Listed at appraised value. Owners will share appraisal with qualified buyers. Taxes show no exemptions estimated taxes with home owners exemptions are $987.00

19. 2017-11-30
    status Pending 449-char remark

    Show marketing remark (449 chars)

    Ranch Home very well taken care of in St. Peter IL. Large Kitchen/Dining Room with Custom cabinetry, Spacious living room, 2 bedrooms and full bath. 100 x 142 lot, detached garage/workshop. Washer/Dryer hook up in kitchen. Newer roof (2012) and windows (2013)Beautiful hard wood floors. Listed at appraised value. Owners will share appraisal with qualified buyers. Taxes show no exemptions estimated taxes with home owners exemptions are $987.00

20. 2017-08-24
    price $43,500 449-char remark

    Show marketing remark (449 chars)

    Ranch Home very well taken care of in St. Peter IL. Large Kitchen/Dining Room with Custom cabinetry, Spacious living room, 2 bedrooms and full bath. 100 x 142 lot, detached garage/workshop. Washer/Dryer hook up in kitchen. Newer roof (2012) and windows (2013)Beautiful hard wood floors. Listed at appraised value. Owners will share appraisal with qualified buyers. Taxes show no exemptions estimated taxes with home owners exemptions are $987.00

21. 2017-06-01
    listed $47,500 Active 449-char remark

    Show marketing remark (449 chars)

    Ranch Home very well taken care of in St. Peter IL. Large Kitchen/Dining Room with Custom cabinetry, Spacious living room, 2 bedrooms and full bath. 100 x 142 lot, detached garage/workshop. Washer/Dryer hook up in kitchen. Newer roof (2012) and windows (2013)Beautiful hard wood floors. Listed at appraised value. Owners will share appraisal with qualified buyers. Taxes show no exemptions estimated taxes with home owners exemptions are $987.00

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,206
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$2,470
• Taxable income: $489
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $1,694/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: South Central CUD 401
• NCES district ID: 1700114
• Math proficiency: 12% ▼ -1.00%
• Reading proficiency: 19% ▼ -13.00%
• Median HH income: $43,276
• Composite: 13.52/100
• National rank: #9517
• State rank: #506 of 620 in IL

Livability — St. Peter

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Peter, IL
• Population (ZIP): 613

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 21,667 people
• By 2030: 21,362 · -1.4%
• By 2040: 20,602 · -4.9%
• By 2050: 19,669 · -9.2%
• By 2075: 16,870 · -22.1%
• By 2100: 12,861 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8%
• Common ancestry: Serbian 3% Romanian 1%
• Languages at home: 89% English-only · German/W. Germanic 9%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+64.7) · D 17.0% · R 81.7% · Other 1.3%
• 2008→2024 swing: -48.9pp toward R · 2008: -15.8pp · 2024: -64.7pp
• All cycles: 2024: R+64.7 2020: R+61.8 2016: R+58.3 2012: R+34.6 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.12%
• Current HPI: 109.7776
• 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

+78.7% since first listed

6 events — show timeline

• 2026-02-20 Price Changed $84,900 CIBR
• 2026-01-06 Listed $89,900 CIBR
• 2017-12-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-11-30 Pending — MARIS as Distributed by MLS Grid
• 2017-08-24 Price Changed $43,500 MARIS as Distributed by MLS Grid
• 2017-06-01 Listed $47,500 MARIS as Distributed by MLS Grid