215 E Sangamon St · Petersburg, IL 62675

$95,000

2 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 3 Days on market

Built 1920 5,500 sqft lot Est $131k · 28% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute Bungalow With Lots Of Updating. Maintenance Free Exterior. Roof Redone In 1993. Thermopane Vinyl Windows Tilt In To Clean. Kitchen Cabinets, Disposal, Dishwasher & Stove New In 1987. Property Is Zoned Commercial. Enclosed Porch Off Kitchen For Washer

Key facts

• Heated garage
• Private patio
• Loads of storage

Tags

• HISTORIC PETERSBURG SQUARE
• PARTIALLY REMODELED BATH
• LOADS OF STORAGE
• OVERSIZED UTILITY ROOM
• PRIVATE PATIO
• HEATED GARAGE

Property features AI

Exterior

• Parking: Attached, oversized garage with alley access (1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Not new construction
• Construction: Shingle roof; Crawl space/partial unfinished basement
• Exterior features: Shed(s); Replacement windows; Lean-to; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Vinyl flooring in kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood in great room; Carpet in bedrooms and dining room; Vinyl in kitchen, laundry, and breezeway
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Ceiling fan(s); Wood-burning stove in family room; One fireplace
• Laundry & utility: Washer and dryer; Main-level laundry room with vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 68/100 on livability (#451 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Porta CUSD 202 (town): math 16% / reading 29% proficiency, ranked #363 of 620 in IL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Petersburg Elem School (345 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 39 active listings in the ZIP; 9 units permitted in Menard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Menard County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $46k; list at $95k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.10% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $131,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 N 5th St	0.04mi	2/1.0	1,253 (+1%)	10mo	$105,000	$84	88
214 E Taylor St	0.03mi	2/1.0	1,153 (-7%)	3mo	$87,500	$76	84
605 N 6th St	0.19mi	2/1.0	1,100 (-11%)	9mo	$98,500	$90	64
420 W Monroe St	0.43mi	2/1.0	1,183 (-5%)	13mo	$94,000	$79	61
224 W Rutledge St	0.24mi	3/1.0 (+1)	1,100 (-11%)	9mo	$139,900	$127	57
554 W Monroe St	0.54mi	2/1.0	1,166 (-6%)	10mo	$98,000	$84	57
503 N 7th St	0.17mi	3/2.0 (+1)	1,400 (+13%)	7mo	$163,500	$117	56
416 S 12th St	0.59mi	2/1.0	1,096 (-12%)	2mo	$119,900	$109	52
930 N 5th	0.39mi	3/2.5 (+1)	1,360 (+10%)	7mo	$125,000	$92	48
303 W Lincoln Ave	0.49mi	2/2.0	1,418 (+14%)	1mo	$150,000	$106	48
911 W Monroe St	0.75mi	2/1.0	1,100 (-11%)	1mo	$160,000	$145	45
17544 Bobwhite St	0.75mi	3/1.0 (+1)	1,176 (-5%)	12mo	$140,000	$119	42

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-4,330
• Equity at exit: $14,165

10-year hold

• IRR: 5.3%
• Equity multiple: 1.40×
• Total profit: $10,516
• Equity at exit: $8,214

Cash invested: $26,600 (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 62675

• Home prices YoY: -29.6%
• Active inventory: 39
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $173

Break-even live

Break-even rent $829

Max offer price $95,000

Occupancy floor 78%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-12
   statusdays on market $95,000 Pending 3 DOM
2. 2026-06-09
   remarks 533-char remark
3. 2026-06-09
   listed $95,000 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: $1,402 · $117/mo
• Projected year-2 tax: $1,779 · $148/mo
• Expected delta: +$377/yr (+$31/mo · 26.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 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: $12,579
• − Mortgage interest: −$5,321
• − Property taxes: −$1,402
• − Insurance: −$475
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$2,764
• Taxable income: $604
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $1,937/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: Porta CUSD 202
• NCES district ID: 1731410
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $57,294
• Composite: 20.63/100
• National rank: #8544
• State rank: #363 of 620 in IL

Livability — Petersburg

• Score: 68/100
• State rank: #451
• US rank: #9281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Petersburg, IL
• Population (ZIP): 5,981

Population outlook (Menard County) Hauer SSP2

• Today (2025): 11,894 people
• By 2030: 11,493 · -3.4%
• By 2040: 10,675 · -10.2%
• By 2050: 9,861 · -17.1%
• By 2075: 8,334 · -29.9%
• By 2100: 6,799 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Chinese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Menard

• 2024 margin: Solid R (+41.5) · D 28.6% · R 70.0% · Other 1.4%
• 2008→2024 swing: -26.6pp toward R · 2008: -14.9pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+39.4 2016: R+37.7 2012: R+30.1 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.68%
• Current HPI: 142.2551
• 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

+90.4% since first listed

3 events — show timeline

• 2026-06-08 Listed $95,000 RMLSA as Distributed by MLS Grid
• 1997-12-01 Sold (MLS) $46,000 RMLSA as Distributed by MLS Grid
• 1997-09-24 Listed $49,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2024): $1,402 · +1.0% YoY. Source: county tax records.