250 E Jackson St · Equality, IL 62934

$49,900

3 bd · 2.0 ba · 1,000 sqft · Other · 70 Days on market

$50/sqft · 57% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Sharp 3 bed, 2 bath brick and vinyl home that has been recently remodeled, featuring newer roof, windows, siding, and more. The property includes an attached carport and a separate two-car detached garage in the rear that offers additional potential. Enjoy a spacious yard that provides added privacy. The property is being sold as-is, with no warranties or representations. No interior access for showings or inspections. Cash only, no seller-financed offers will be considered. Seller does not provide survey.

Key facts

• Spacious yard
• Attached carport
• Newer roof

Tags

• NEWER ROOF
• NEWER WINDOWS
• NEWER SIDING
• SPACIOUS YARD
• ATTACHED CARPORT
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($912 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,182 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Gallatin CUSD 7 (rural): math 11% / reading 35% proficiency, ranked #387 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $1k appreciation (3.0% local appreciation)).
• Gallatin County population projected at -28% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.83% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.46%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $116,491
• List price: $49,900
• Delta: -57.16%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.2%
• Equity multiple: 3.15×
• Total profit: $30,097
• Equity at exit: $22,437

10-year hold

• IRR: 38.2%
• Equity multiple: 6.26×
• Total profit: $73,429
• Equity at exit: $34,578

Cash invested: $13,972 (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 62934

• Active inventory: 4
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $912 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $378

Break-even live

Break-even rent $433

Max offer price $49,900

Occupancy floor 54%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $49,900 Active 70 DOM
2. 2026-06-17
   days on market $49,900 Active 69 DOM
3. 2026-06-16
   days on market $49,900 Active 68 DOM
4. 2026-06-15
   days on market $49,900 Active 67 DOM
5. 2026-06-13
   days on market $49,900 Active 65 DOM
6. 2026-06-12
   days on market $49,900 Active 64 DOM
7. 2026-06-09
   days on market $49,900 Active 61 DOM
8. 2026-06-08
   days on market $49,900 Active 60 DOM
9. 2026-06-07
   days on market $49,900 Active 59 DOM
10. 2026-06-07
    days on market $49,900 Active 58 DOM
11. 2026-06-04
    days on market $49,900 Active 55 DOM
12. 2026-06-02
    days on market $49,900 Active 54 DOM
13. 2026-06-01
    days on market $49,900 Active 53 DOM
14. 2026-05-31
    days on market $49,900 Active 52 DOM
15. 2026-05-31
    days on market $49,900 Active 51 DOM
16. 2026-04-07
    listed $49,900 Active 511-char remark

    Show marketing remark (511 chars)

    Sharp 3 bed, 2 bath brick and vinyl home that has been recently remodeled, featuring newer roof, windows, siding, and more. The property includes an attached carport and a separate two-car detached garage in the rear that offers additional potential. Enjoy a spacious yard that provides added privacy. The property is being sold as-is, with no warranties or representations. No interior access for showings or inspections. Cash only, no seller-financed offers will be considered. Seller does not provide survey.

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $925 · $77/mo
• Expected delta: +$208/yr (+$17/mo · 29.0%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,940
• − Mortgage interest: −$2,795
• − Property taxes: −$717
• − Insurance: −$250
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$1,452
• Taxable income: $3,976
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $3,581/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: Gallatin CUSD 7
• NCES district ID: 1700045
• Math proficiency: 11% ▼ -4.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $40,000
• Composite: 19.35/100
• National rank: #8788
• State rank: #387 of 620 in IL

Livability — Equality

• Score: 56/100
• State rank: #1182
• US rank: #22376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Equality, IL
• Population (ZIP): 698

Population outlook (Gallatin County) Hauer SSP2

• Today (2025): 4,719 people
• By 2030: 4,424 · -6.3%
• By 2040: 3,872 · -17.9%
• By 2050: 3,386 · -28.2%
• By 2075: 2,363 · -49.9%
• By 2100: 1,775 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Lithuanian 7% Scottish 6% Romanian 5%
• Foreign-born: 0%

Political lean MEDSL · Gallatin

• 2024 margin: Solid R (+53.9) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -67.0pp toward R · 2008: 13.1pp · 2024: -53.9pp
• All cycles: 2024: R+53.9 2020: R+52.2 2016: R+47.8 2012: R+18.1 2008: D+13.1

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

1 event — show timeline

• 2026-04-07 Listed $49,900 MRED as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $717 · +7.5% YoY. Source: county tax records.