412 E Kaskaskia St · Pinckneyville, IL 62274

$31,500

2 bd · 1.0 ba · 934 sqft · SingleFamily · 163 Days on market

Built 1926 6,534 sqft lot Est $62k · 49% 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
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute home on corner lot - features enclosed front porch - 2 bedrooms - large LR - eat-in kitchen with appliances - utility room - storage shed - front deck - detached Shed -

Key facts

• Front deck
• Utility room
• Storage shed

Tags

• CORNER LOT
• ENCLOSED FRONT PORCH
• EAT-IN KITCHEN
• UTILITY ROOM
• STORAGE SHED
• FRONT DECK

Property features AI

Finance

• Other: Property on a 50 x 130 lot (less than 0.25 acre)
• HOA & community: No master association fees required

Exterior

• Parking: 1 parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Estimated living area
• Construction: Frame and aluminum siding construction; Built approximately 91–100 years ago; Built before 1978
• Exterior features: Deck; Corner lot

Interior

• Kitchen: Kitchen with vinyl flooring
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level
• Flooring: Carpet in bedrooms and some living areas; Vinyl in the kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: 3 total rooms; Living room; Dining room; Family room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#772 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Pinckneyville Chsd 101 (town): math 25% / reading 30% proficiency, ranked #557 of 919 in IL (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pinckneyville Comm High School (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 429 students, 0% FRL).
• Market conditions: 33 active listings in the ZIP; 20 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $218 of loan paydown is wiped out by about $945 of value loss. Plan a longer hold.
• Perry County population projected at -19% 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,720 (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 1926 — 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. 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?
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: 2.78% ✓
• Cap rate: 24.85%
• Cash-on-cash: 66.26%
• DSCR: 3.95
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $61,644
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 S East	0.12mi	2/1.0	936 (+0%)	1mo	$135,000	$144	93
306 S Beaucoup St	0.11mi	2/1.0	926 (-1%)	18mo	$62,000	$67	79
307 E Parker St	0.14mi	2/1.0	1,016 (+9%)	2mo	$39,500	$39	77
312 E Chester St	0.09mi	2/1.5	864 (-8%)	11mo	$65,000	$75	72
407 E Chester St	0.05mi	2/1.0	1,000 (+7%)	17mo	$60,000	$60	72
302 E Water St	0.31mi	2/1.5	1,008 (+8%)	3mo	$133,804	$133	68
313 E Parker St	0.12mi	2/1.0	1,016 (+9%)	22mo	$67,500	$66	62
108 W Parker St	0.38mi	2/1.0	896 (-4%)	19mo	$55,000	$61	59
410 Royal St	0.58mi	1/1.5 (-1)	958 (+3%)	17mo	$63,500	$66	48
202 W Mulberry St	0.45mi	3/1.0 (+1)	1,008 (+8%)	18mo	$45,000	$45	46
607 Belle Ave	0.70mi	3/2.0 (+1)	1,008 (+8%)	14mo	$33,000	$33	33

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: 65.5%
• Equity multiple: 3.94×
• Total profit: $25,920
• Equity at exit: $4,697

10-year hold

• IRR: 69.8%
• Equity multiple: 8.09×
• Total profit: $62,535
• Equity at exit: $2,724

Cash invested: $8,820 (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 62274

• Home prices YoY: -30.7%
• Active inventory: 33
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$165
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $487

Break-even live

Break-even rent $259

Max offer price $31,500

Occupancy floor 39%

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: $7,875
• Closing costs: $945
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-12
   statusdays on market $31,500 Pending 163 DOM
2. 2026-06-09
   days on market $31,500 Active 162 DOM
3. 2026-06-08
   days on market $31,500 Active 161 DOM
4. 2026-06-07
   days on market $31,500 Active 160 DOM
5. 2026-06-07
   days on market $31,500 Active 159 DOM
6. 2026-06-04
   days on market $31,500 Active 156 DOM
7. 2026-06-02
   days on market $31,500 Active 155 DOM
8. 2026-06-01
   days on market $31,500 Active 154 DOM
9. 2026-05-31
   days on market $31,500 Active 153 DOM
10. 2026-05-31
    days on market $31,500 Active 152 DOM
11. 2026-05-23
    price $39,900
12. 2026-05-13
    status Active
13. 2026-05-01
    status Pending
14. 2026-03-30
    price $31,500
15. 2025-12-16
    historical
16. 2021-08-06
    historical
17. 2021-08-06
    historical

ⓘ 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: $317 · $26/mo
• Projected year-2 tax: $516 · $43/mo
• Expected delta: +$199/yr (+$17/mo · 62.8%)

ⓘ 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 · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,508
• − Mortgage interest: −$1,764
• − Property taxes: −$317
• − Insurance: −$158
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$916
• Taxable income: $5,671
• Est. tax owed @ 24.0%: −$1,361
• After-tax cash flow: $4,483/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: Pinckneyville Chsd 101
• NCES district ID: 1731620
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $43,433
• Composite: 26.43/100
• National rank: #12648
• State rank: #557 of 919 in IL

Livability — Pinckneyville

• Score: 63/100
• State rank: #772
• US rank: #15454

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: Pinckneyville, IL
• Population (ZIP): 8,147

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,868 people
• By 2030: 19,131 · -3.7%
• By 2040: 17,720 · -10.8%
• By 2050: 16,057 · -19.2%
• By 2075: 11,979 · -39.7%
• By 2100: 8,434 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+52.0) · D 23.2% · R 75.2% · Other 1.6%
• 2008→2024 swing: -48.1pp toward R · 2008: -3.9pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.7 2016: R+45.1 2012: R+17.7 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.13%
• Current HPI: 140.388
• 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

+26.7% since first listed

7 events — show timeline

• 2026-05-23 Price Changed $39,900 MRED as Distributed by MLS Grid
• 2026-05-13 Relisted — MRED as Distributed by MLS Grid
• 2026-05-01 Pending — MRED as Distributed by MLS Grid
• 2026-03-30 Price Changed $31,500 MRED as Distributed by MLS Grid
• 2025-12-16 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

-6.1%/yr

Latest (2024): $317 · +5.5% YoY. Source: county tax records.