1120 George St · Chester, IL 62233

$89,000

3 bd · 1.0 ba · 1,560 sqft · SingleFamily · 119 Days on market

Built 1950 7,405 sqft lot $57/sqft · 21% below area Est $112k · 21% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom family home - A wonderful opportunity! This cozy three-bedroom home is perfect for your growing family! Enjoy a bright, sunny kitchen, a comfortable living room that opens to a formal dining area, ideal for family meals or gatherings. The spacious bathroom is also conveniently located on the main floor. Upstairs you will find three spacious bedrooms giving everyone their own space. The full basement offers endless possibilities for a future bedroom, bathroom, gaming area and is great for extra storage. You'll have peace of mind knowing the roof, and HVAC was replaced in 2016. The hot water heater in 2024 and the electric has been updated, as well. There is also a 2 car-carport with garage and a large back deck off the kitchen.

Key facts

• Bright sunny kitchen
• 2 car-carport
• Full basement

Tags

• BRIGHT SUNNY KITCHEN
• COMFORTABLE LIVING ROOM
• FORMAL DINING AREA
• SPACIOUS BATHROOM
• FULL BASEMENT
• 2 CAR-CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#770 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Chester CUSD 139 (town): math 12% / reading 32% proficiency, ranked #393 of 620 in IL (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 25 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Randolph County population projected at -14% 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $89k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.44% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.91%
• DSCR: 1.80
• GRM: 5.8

CMA / ARV

• ARV (median comp): $112,062
• List price: $89,000
• Delta: -20.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1038 George St	0.10mi	3/1.0	1,644 (+5%)	11mo	$35,000	$21	77
1506 Oak St	0.39mi	3/2.0	1,525 (-2%)	3mo	$185,000	$121	72
680 Stratton St	0.62mi	3/1.0	1,578 (+1%)	2mo	$157,000	$99	67
126 Opdyke St	0.21mi	3/1.0	1,372 (-12%)	3mo	$55,000	$40	67
708 Opdyke St	0.40mi	3/1.0	1,478 (-5%)	21mo	$145,000	$98	55
1629 Swanwick St	0.37mi	3/1.5	1,755 (+12%)	6mo	$165,000	$94	55
1305 Jefferson St	0.51mi	2/1.0 (-1)	1,681 (+8%)	9mo	$110,000	$65	51
753 W Oak St	0.47mi	3/1.0	1,376 (-12%)	14mo	$39,000	$28	47
1998 State	0.64mi	3/1.0	1,408 (-10%)	13mo	$99,000	$70	43
611 Van Zant St	0.71mi	4/1.0 (+1)	1,332 (-15%)	2mo	$129,000	$97	36
611 Palestine St	0.61mi	2/1.0 (-1)	1,344 (-14%)	11mo	$84,000	$63	34
20 Lincoln Blvd	0.72mi	3/1.0	1,400 (-10%)	22mo	$94,000	$67	31

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: 9.5%
• Equity multiple: 1.37×
• Total profit: $9,307
• Equity at exit: $13,270

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $38,753
• Equity at exit: $7,695

Cash invested: $24,920 (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 62233

• Active inventory: 25
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$135 /mo · $1,620/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $372

Break-even live

Break-even rent $809

Max offer price $89,000

Occupancy floor 66%

Sensitivity live

Price	-10% $422	-5% $397	+0% $372	+5% $347	+10% $322
Rent	-10% $271	-5% $321	+0% $372	+5% $423	+10% $473
Rate	-1.0pp $417	-0.5pp $395	base $372	+0.5pp $349	+1.0pp $326

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $89,000 Active 119 DOM
2. 2026-06-18
   days on market $89,000 Active 117 DOM
3. 2026-06-17
   days on market $89,000 Active 116 DOM
4. 2026-06-16
   days on market $89,000 Active 115 DOM
5. 2026-06-15
   days on market $89,000 Active 114 DOM
6. 2026-06-13
   days on market $89,000 Active 112 DOM
7. 2026-06-12
   days on market $89,000 Active 111 DOM
8. 2026-06-09
   days on market $89,000 Active 108 DOM
9. 2026-06-08
   days on market $89,000 Active 107 DOM
10. 2026-06-07
    days on market $89,000 Active 106 DOM
11. 2026-06-07
    days on market $89,000 Active 105 DOM
12. 2026-06-04
    days on market $89,000 Active 102 DOM
13. 2026-06-02
    days on market $89,000 Active 101 DOM
14. 2026-06-01
    days on market $89,000 Active 100 DOM
15. 2026-05-31
    days on market $89,000 Active 99 DOM
16. 2026-05-31
    days on market $89,000 Active 98 DOM
17. 2026-03-07
    price $89,000 762-char remark

    Show marketing remark (762 chars)

    Charming 3 bedroom family home - A wonderful opportunity! This cozy three-bedroom home is perfect for your growing family! Enjoy a bright, sunny kitchen, a comfortable living room that opens to a formal dining area, ideal for family meals or gatherings. The spacious bathroom is also conveniently located on the main floor. Upstairs you will find three spacious bedrooms giving everyone their own space. The full basement offers endless possibilities for a future bedroom, bathroom, gaming area and is great for extra storage. You'll have peace of mind knowing the roof, and HVAC was replaced in 2016. The hot water heater in 2024 and the electric has been updated, as well. There is also a 2 car-carport with garage and a large back deck off the kitchen.

18. 2026-02-21
    listed $95,500 Active 762-char remark

    Show marketing remark (762 chars)

    Charming 3 bedroom family home - A wonderful opportunity! This cozy three-bedroom home is perfect for your growing family! Enjoy a bright, sunny kitchen, a comfortable living room that opens to a formal dining area, ideal for family meals or gatherings. The spacious bathroom is also conveniently located on the main floor. Upstairs you will find three spacious bedrooms giving everyone their own space. The full basement offers endless possibilities for a future bedroom, bathroom, gaming area and is great for extra storage. You'll have peace of mind knowing the roof, and HVAC was replaced in 2016. The hot water heater in 2024 and the electric has been updated, as well. There is also a 2 car-carport with garage and a large back deck off the kitchen.

19. 2024-06-27
    historical
20. 2024-05-20
    status Active
21. 2024-05-11
    historical Active Under Contract
22. 2024-01-11
    status Active
23. 2024-01-01
    historical Active Under Contract
24. 2023-12-27
    listed $82,000 Active
25. 2016-01-14
    soldstatus $55,000
26. 2010-02-01
    soldstatus $60,000

ⓘ 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: $1,620 · $135/mo
• Projected year-2 tax: $1,820 · $152/mo
• Expected delta: +$200/yr (+$17/mo · 12.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $15,354
• − Mortgage interest: −$4,985
• − Property taxes: −$1,620
• − Insurance: −$445
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$2,589
• Taxable income: $3,258
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,682/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: Chester CUSD 139
• NCES district ID: 1709810
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $47,390
• Composite: 19.24/100
• National rank: #8807
• State rank: #393 of 620 in IL

Livability — Chester

• Score: 63/100
• State rank: #770
• US rank: #15436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chester, IL
• Population (ZIP): 8,233

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 31,417 people
• By 2030: 30,519 · -2.9%
• By 2040: 28,841 · -8.2%
• By 2050: 27,150 · -13.6%
• By 2075: 22,569 · -28.2%
• By 2100: 16,584 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 21% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 4% Serbian 3% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.7%
• 2008→2024 swing: -49.0pp toward R · 2008: -0.9pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+50.2 2016: R+46.8 2012: R+17.6 2008: R+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.79%
• Current HPI: 119.2269
• 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

+48.3% since first listed

10 events — show timeline

• 2026-03-07 Price Changed $89,000 MARIS as Distributed by MLS Grid
• 2026-02-21 Listed $95,500 MARIS as Distributed by MLS Grid
• 2024-06-27 Delisted — MARIS as Distributed by MLS Grid
• 2024-05-20 Relisted — MARIS as Distributed by MLS Grid
• 2024-05-11 Contingent — MARIS as Distributed by MLS Grid
• 2024-01-11 Relisted — MARIS as Distributed by MLS Grid
• 2024-01-01 Contingent — MARIS as Distributed by MLS Grid
• 2023-12-27 Listed $82,000 MARIS as Distributed by MLS Grid
• 2016-01-14 Sold (Public Records) $55,000 Public Records
• 2010-02-01 Sold (Public Records) $60,000 Public Records

Property tax history

+10.9%/yr

Latest (2024): $1,620 · +4.5% YoY. Source: county tax records.