204 W Main Cross · Mound Station, IL 62375

$69,900

2 bd · 1.0 ba · 775 sqft · Other · 27 Days on market

0.39 ac lot $90/sqft · 64% above area

---

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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Charming 2-bedroom, 1-bath home with a huge yard in a quiet neighborhood. This well-maintained property features numerous updates, including an upgraded electrical system, durable metal roof, windows, doors, flooring and plumbing. Spacious bathroom with roomy stand up shower, ceiling fans in every room and lots of natural light in the entire house. Current owners will be leaving shelving in the laundry room and there is a new water heater in the shed for the new buyer to install. This property also includes two sheds with concrete floors and electricity, concrete patios at both the front and back doors, outdoor electrical outlets, flood light and 2 water spigots. With all the outdoor amenit

Key facts

• Huge yard
• Durable metal roof
• Outdoor space

Tags

• HUGE YARD
• UPGRADED ELECTRICAL SYSTEM
• DURABLE METAL ROOF
• OUTDOOR SPACE

Property features AI

Finance

• Other: Parcel number 04-05-432-001

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Detached single-family home; One-story
• Construction: Metal roof; Vinyl siding
• Exterior features: Patio; Mature trees on the lot

Interior

• Kitchen: Kitchen on the main level (11 x 11)
• Bedrooms: Two bedrooms on the main level (10 x 10; 8 x 11)
• Flooring: Hardwood flooring in living room and bedrooms; Vinyl flooring in kitchen and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fan(s); Water softener (owned); Electric water heater; Fiber internet
• Laundry & utility: Main-level laundry (9 x 7); Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#561 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: schools D, crime D, amenities F.
• Brown County CUSD 1 (town): math 24% / reading 28% proficiency, ranked #306 of 620 in IL (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP; 1 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Brown County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 1.43% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.66%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (median comp): $42,563
• List price: $69,900
• Delta: 64.23%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.9%
• Equity multiple: 2.58×
• Total profit: $30,906
• Equity at exit: $31,430

10-year hold

• IRR: 28.4%
• Equity multiple: 5.01×
• Total profit: $78,479
• Equity at exit: $48,437

Cash invested: $19,572 (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 62375

• Active inventory: 2
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $353

Break-even live

Break-even rent $549

Max offer price $69,900

Occupancy floor 60%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-07
   statusdays on market $69,900 Pending 27 DOM
2. 2026-06-07
   days on market $69,900 Active 26 DOM
3. 2026-06-04
   days on market $69,900 Active 23 DOM
4. 2026-06-02
   days on market $69,900 Active 22 DOM
5. 2026-06-01
   days on market $69,900 Active 21 DOM
6. 2026-05-31
   days on market $69,900 Active 20 DOM
7. 2026-05-31
   days on market $69,900 Active 19 DOM
8. 2026-05-11
   price $72,000 331-char remark
9. 2026-05-11
   listed $72,000,000 Active 331-char remark
10. 2022-09-27
    historical
11. 2022-09-27
    historical
12. 2021-08-12
    soldstatus $60,000
13. 2021-03-20
    historical
14. 2010-04-27
    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: $457 · $38/mo
• Projected year-2 tax: $1,022 · $85/mo
• Expected delta: +$565/yr (+$47/mo · 123.6%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,955
• − Mortgage interest: −$3,915
• − Property taxes: −$457
• − Insurance: −$350
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,033
• Taxable income: $3,287
• Est. tax owed @ 24.0%: −$789
• After-tax cash flow: $3,451/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: Brown County CUSD 1
• NCES district ID: 1727300
• Math proficiency: 24% ▲ 4.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $46,421
• Composite: 22.54/100
• National rank: #8086
• State rank: #306 of 620 in IL

Livability — Mound Station

• Score: 66/100
• State rank: #561
• US rank: #11781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mound Station, IL
• Population (ZIP): 419

Population outlook (Brown County) Hauer SSP2

• Today (2025): 6,790 people
• By 2030: 6,900 · +1.6%
• By 2040: 7,195 · +6.0%
• By 2050: 7,299 · +7.5%
• By 2075: 6,469 · -4.7%
• By 2100: 5,194 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Slovak 9% Italian 8%
• Foreign-born: 0%
• Languages at home: 100% English-only · Spanish 0%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+59.9) · D 19.0% · R 78.9% · Other 2.0%
• 2008→2024 swing: -38.2pp toward R · 2008: -21.7pp · 2024: -59.9pp
• All cycles: 2024: R+59.9 2020: R+57.2 2016: R+55.7 2012: R+30.6 2008: R+21.7

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

+16.5% since first listed

9 events — show timeline

• 2026-06-07 Pending — MRED as Distributed by MLS Grid
• 2026-05-21 Price Changed $69,900 MRED as Distributed by MLS Grid
• 2026-05-11 Price Changed $72,000 MRED as Distributed by MLS Grid
• 2026-05-11 Listed $72,000,000 MRED as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-12 Sold (Public Records) $60,000 Public Records
• 2021-03-20 Listing Removed — MRED as Distributed by MLS Grid
• 2010-04-27 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-3.4%/yr

Latest (2024): $457 · +9.6% YoY. Source: county tax records.