1207 Largent St · Harrisburg, IL 62946

$75,000

2 bd · 1.0 ba · 1,440 sqft · SingleFamily · 45 Days on market

Built 2012 0.34 ac lot $52/sqft · 32% below area Est $111k · 32% 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 +25.6/30.0
• ARV discount +15.0/15.0
• 1% rule +9.2/10.0
• DSCR +8.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath home built in 2012, offering modern comfort and efficient living. This well-maintained property features split mini units for year-round comfort, a stylish kitchen with a convenient island, and a spacious walk-in shower. Situated on two lots, there’s plenty of outdoor space to enjoy, along with a versatile outbuilding perfect for storage, hobbies, or a workshop. A great opportunity for low-maintenance living with room to spread out!

Key facts

• Stylish kitchen
• Convenient island
• Outdoor space

Tags

• STYLISH KITCHEN
• CONVENIENT ISLAND
• SPACIOUS WALK-IN SHOWER
• OUTDOOR SPACE
• VERSATILE OUTBUILDING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 2012; Single-story elements with additional upper, lower and basement levels indicated
• Construction: Metal roof; Built in 2012
• Exterior features: Level lot; Paved road access; Lot dimensions approximately 100 x 150

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (Bedroom 1 on main level, Bedroom 2 on main level)
• Flooring: Other flooring throughout
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating (in addition to electric water heater)
• Interior features: No basement; No fireplaces
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.1% in Harrisburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#309 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F, employment F.
• Harrisburg CUSD 3 (town): math 5% / reading 25% proficiency, ranked #521 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Harrisburg Middle School (math 7% / reading 28%, grade F, #450 of 665 statewide, top 69%, 331 students, 0% FRL); Harrisburg High School (math 2% / reading 22%, grade F, #506 of 693 statewide, top 74%, 544 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 73 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Saline County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $75k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 5.9

CMA / ARV

• ARV (median comp): $110,818
• List price: $75,000
• Delta: -32.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Acorn Dr	0.60mi	2/2.0	1,460 (+1%)	7mo	$112,500	$77	60
905 S Ledford St	0.71mi	2/2.0	1,412 (-2%)	17mo	$30,000	$21	46
215 Pin Oak Ln	0.49mi	3/2.0 (+1)	1,520 (+6%)	17mo	$188,500	$124	45
6 Valley Forge St	0.55mi	3/2.0 (+1)	1,532 (+6%)	13mo	$120,000	$78	44
524 Beggs St	0.42mi	3/2.0 (+1)	1,584 (+10%)	14mo	$130,000	$82	44
825 W College St	0.67mi	2/2.0	1,592 (+11%)	18mo	$104,500	$66	32
1007 Mchaney Rd	0.59mi	3/2.5 (+1)	1,636 (+14%)	11mo	$130,000	$79	30

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-753
• Equity at exit: $11,183

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $14,316
• Equity at exit: $6,485

Cash invested: $21,000 (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 62946

• Active inventory: 73
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$239 /mo · $2,872/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $177

Break-even live

Break-even rent $840

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Under Contract 45 DOM
2. 2026-06-17
   days on market $75,000 Under Contract 44 DOM
3. 2026-06-16
   days on market $75,000 Under Contract 43 DOM
4. 2026-06-15
   days on market $75,000 Under Contract 42 DOM
5. 2026-06-13
   days on market $75,000 Under Contract 40 DOM
6. 2026-06-12
   days on market $75,000 Under Contract 39 DOM
7. 2026-06-09
   days on market $75,000 Under Contract 36 DOM
8. 2026-06-08
   days on market $75,000 Under Contract 35 DOM
9. 2026-06-07
   days on market $75,000 Under Contract 34 DOM
10. 2026-06-07
    days on market $75,000 Under Contract 33 DOM
11. 2026-06-04
    days on market $75,000 Under Contract 30 DOM
12. 2026-06-02
    days on market $75,000 Under Contract 29 DOM
13. 2026-06-01
    days on market $75,000 Under Contract 28 DOM
14. 2026-05-31
    days on market $75,000 Under Contract 27 DOM
15. 2026-05-31
    days on market $75,000 Under Contract 26 DOM
16. 2026-05-04
    listed $75,000 Active 472-char remark
17. 2013-01-25
    soldstatus $30,000

ⓘ 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: $2,872 · $239/mo
• Projected year-2 tax: $2,872 · $239/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,778
• − Mortgage interest: −$4,201
• − Property taxes: −$2,872
• − Insurance: −$375
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,182
• Taxable income: $1,104
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $1,863/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: Harrisburg CUSD 3
• NCES district ID: 1718270
• Math proficiency: 5% ▼ -5.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $38,717
• Composite: 12.61/100
• National rank: #9613
• State rank: #521 of 620 in IL

Livability — Harrisburg

• Score: 72/100
• State rank: #309
• US rank: #6073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrisburg, IL
• Population (ZIP): 11,465

Population outlook (Saline County) Hauer SSP2

• Today (2025): 23,915 people
• By 2030: 23,262 · -2.7%
• By 2040: 21,775 · -8.9%
• By 2050: 20,098 · -16.0%
• By 2075: 15,234 · -36.3%
• By 2100: 10,302 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 2%
• Foreign-born: 0%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+49.0) · D 24.8% · R 73.8% · Other 1.3%
• 2008→2024 swing: -40.1pp toward R · 2008: -8.9pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.9 2016: R+50.7 2012: R+29.0 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.20%
• Current HPI: 102.6962
• 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

+150.0% since first listed

3 events — show timeline

• 2026-05-29 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-04 Listed $75,000 RMLSA as Distributed by MLS Grid
• 2013-01-25 Sold (Public Records) $30,000 Public Records

Property tax history

+24.8%/yr

Latest (2024): $2,872 · +10.7% YoY. Source: county tax records.