725 Iowa St · Ashmore, IL 61912

$49,900

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 10 Days on market

Built 1912 0.46 ac lot Est $76k · 34% under

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Why this score? — see what drove the A- 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
• Appreciation +6.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Cheaper than renting!! Small home on a nice large lot. With a little personal touches you can call this house your home.

Key facts

• Open concept
• Front porch
• Large backyard

Tags

• FRONT PORCH
• NEWLY UPDATED KITCHEN
• OPEN CONCEPT
• LARGE BACKYARD
• 200-AMP UPDATED ELECTRICAL
• NEW HOT WATER HEATER

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Masonite siding; Shingle roof; Built as one-story structure
• Exterior features: Front porch; Gravel road access

Interior

• Kitchen: Microwave; Oven; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Other heating; Window unit(s) for cooling
• Interior features: Dryer; Dishwasher; Gas water heater; Microwave; Oven; Refrigerator; Washer; Crawl space basement
• Laundry & utility: Washer and dryer on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($813 rent vs $50k).

Location & tenants

• Location reads 61/100 on livability (#898 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: schools F, amenities F, commute F.
• Charleston CUSD 1 (town): math 14% / reading 21% proficiency, ranked #489 of 620 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 34 units permitted in Coles County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $2k appreciation (3.7% local appreciation)).
• Coles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $11k; list at $50k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1912 — 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: 1.63% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.97%
• DSCR: 2.11
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $75,864
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N Illinois St	0.64mi	2/1.0	708 (+2%)	9mo	$77,500	$109	60
311 W Ashmore St	0.43mi	1/1.0 (-1)	660 (-5%)	15mo	$69,500	$105	54

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

Projected returns pro-forma

3.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 2.89×
• Total profit: $26,454
• Equity at exit: $24,468

10-year hold

• IRR: 32.0%
• Equity multiple: 5.72×
• Total profit: $65,959
• Equity at exit: $39,369

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 61912

• Home prices YoY: 2.4%
• Active inventory: 8
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $813 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $291

Break-even live

Break-even rent $445

Max offer price $49,900

Occupancy floor 59%

Sensitivity live

Price	-10% $319	-5% $305	+0% $291	+5% $277	+10% $262
Rent	-10% $226	-5% $259	+0% $291	+5% $323	+10% $355
Rate	-1.0pp $316	-0.5pp $303	base $291	+0.5pp $278	+1.0pp $265

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 8 events

1. 2026-06-19
   days on market $49,900 Active 10 DOM
2. 2026-06-18
   days on market $49,900 Active 9 DOM
3. 2026-06-17
   days on market $49,900 Active 8 DOM
4. 2026-06-16
   days on market $49,900 Active 7 DOM
5. 2026-06-15
   days on market $49,900 Active 6 DOM
6. 2026-06-14
   days on market $49,900 Active 4 DOM
7. 2026-06-12
   remarks 675-char remark
8. 2026-06-12
   listed $49,900 Active 3 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: $830 · $69/mo
• Projected year-2 tax: $981 · $82/mo
• Expected delta: +$152/yr (+$13/mo · 18.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥105°F today · 19 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: $9,757
• − Mortgage interest: −$2,795
• − Property taxes: −$830
• − Insurance: −$250
• − Repairs & maintenance: −$781
• − Management: −$781
• − Depreciation: −$1,452
• Taxable income: $2,870
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $2,800/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: Charleston CUSD 1
• NCES district ID: 1709600
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 21% ▼ -8.00%
• Median HH income: $35,724
• Composite: 14.45/100
• National rank: #9429
• State rank: #489 of 620 in IL

Livability — Ashmore

• Score: 61/100
• State rank: #898
• US rank: #17505

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: Ashmore, IL
• Population (ZIP): 1,192

Population outlook (Coles County) Hauer SSP2

• Today (2025): 53,967 people
• By 2030: 53,829 · -0.3%
• By 2040: 52,332 · -3.0%
• By 2050: 49,989 · -7.4%
• By 2075: 42,226 · -21.8%
• By 2100: 34,675 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 4%
• Common ancestry: Slovak 2% Serbian 1% Scottish 1%

Political lean MEDSL · Coles

• 2024 margin: Strong R (+28.5) · D 34.9% · R 63.4% · Other 1.7%
• 2008→2024 swing: -31.7pp toward R · 2008: 3.2pp · 2024: -28.5pp
• All cycles: 2024: R+28.5 2020: R+26.4 2016: R+26.4 2012: R+11.1 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.71%
• Current HPI: 158.5569
• 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

+299.2% since first listed

6 events — show timeline

• 2026-06-09 Listed $49,900 CIBR
• 2025-09-06 Listed $55,000 CIBR
• 2019-07-12 Sold (MLS) $11,000 MRED as Distributed by MLS Grid
• 2019-07-12 Sold (MLS) $11,000 CIBR
• 2019-06-10 Listed $12,500 MRED as Distributed by MLS Grid
• 2019-06-10 Listed $12,500 CIBR

Property tax history

+0.1%/yr

Latest (2025): $830 · -0.7% YoY. Source: county tax records.