204 W Coal St · Buckner, IL 62819

$97,000

2 bd · 1.0 ba · 1,208 sqft · SingleFamily · 12 Days on market

Built 1920 0.27 ac lot $80/sqft · 62% above area ↓ 13% since listing

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Why this score? — see what drove the C+ 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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Cozy and well loved home, right in front of the Veterans Park in Buckner. It's a 2 BR 1 bath home with a 2nd Living Space that this family used as a Family Room, but could also be a 3rd BR. Outside the wrap around deck and fenced yard allows ample entertaining space, plus worry free play for your kids or pets. The Attached 2 Car Garage for cars and your belongings, and the 2nd 2 car garage was used as a shop, but imagine buying that car you've always dreamed of having that car you had back in high school. This home also has a 1 BR Mother In Law Suite at the back of the 2nd garage, that has a LR, kitchen, BR, and bath.

Key facts

• Fenced yard
• Wrap around deck
• 2nd living space

Tags

• WRAP AROUND DECK
• FENCED YARD
• 2ND LIVING SPACE

Property features AI

Finance

• Other: Living area per appraiser; Lot size recorded as 0.25–0.49 acre; Parcel number 0720365004
• HOA & community: No master association fee required

Exterior

• Parking: Attached heated garage; 4 total parking spaces (4 in garage)
• Utilities: Public water; Public sewer (also lists septic tank); 200+ amp electric service
• Home design: Detached single-family home; One-story; Fee simple ownership; Property over 100 years old; Built before 1978
• Construction: Vinyl siding; Block foundation
• Exterior features: Deck; Porch; Chain link fencing; Corner, level lot (approx. 119 x 99)

Interior

• Kitchen: Main-level kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet throughout primary living areas; Vinyl flooring in some rooms; Linoleum in laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with baseboard units; Central air plus wall air unit(s)
• Interior features: First-floor bedroom; 8 total rooms; Window treatments and drapes; Pull-down attic stair; Unfinished partial block basement
• Laundry & utility: Main-level laundry (common area)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).

Location & tenants

• Location reads 51/100 on livability (#1,323 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Christopher USD 99 (town): math 9% / reading 21% proficiency, ranked #520 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($671 loan paydown + $3k appreciation (3.0% local appreciation)).
• Franklin County population projected at -16% 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $26k; list at $97k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000

Questions for the listing agent

1. Built in 1920 — 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. Crime grade is F 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?
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: 1.05% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (median comp): $59,787
• List price: $97,000
• Delta: 62.24%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 W Buckner St	0.26mi	2/1.0	1,323 (+10%)	7mo	$51,546	$39	66
215 W Buckner St	0.26mi	2/1.0	1,323 (+10%)	7mo	$51,546	$39	66
108 N Newton St	0.37mi	2/1.0	1,100 (-9%)	9mo	$35,000	$32	60
6984 Washington St	0.65mi	3/2.0 (+1)	1,170 (-3%)	11mo	$220,000	$188	46

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: 17.0%
• Equity multiple: 1.97×
• Total profit: $26,375
• Equity at exit: $43,615

10-year hold

• IRR: 18.5%
• Equity multiple: 3.70×
• Total profit: $73,204
• Equity at exit: $67,217

Cash invested: $27,160 (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 62819

• Active inventory: 3
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $231

Break-even live

Break-even rent $730

Max offer price $97,000

Occupancy floor 72%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2021-08-06
   historical
2. 2021-08-06
   historical
3. 2002-09-27
   soldstatus $26,000
4. 2002-04-02
   listed $30,000
5. 2002-01-17
   historical
6. 2000-10-30
   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: $334 · $28/mo
• Projected year-2 tax: $1,268 · $106/mo
• Expected delta: +$934/yr (+$78/mo · 279.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,277
• − Mortgage interest: −$5,434
• − Property taxes: −$334
• − Insurance: −$485
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,822
• Taxable income: $1,238
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,478/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: Christopher USD 99
• NCES district ID: 1700217
• Math proficiency: 9% ▼ -8.00%
• Reading proficiency: 21% ▼ -14.00%
• Median HH income: $38,947
• Composite: 12.67/100
• National rank: #9606
• State rank: #520 of 620 in IL

Livability — Buckner

• Score: 51/100
• State rank: #1323
• US rank: #25265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckner, IL
• City population: 290
• Population (ZIP): 290

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Serbian 10% Romanian 3% Italian 2%
• Foreign-born: 3%
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

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

-13.3% since first listed

7 events — show timeline

• 2026-05-22 Pending — MRED 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
• 2002-09-27 Sold (MLS) $26,000 RMLSA as Distributed by MLS Grid
• 2002-04-02 Listed $30,000 RMLSA as Distributed by MLS Grid
• 2002-01-17 Listing Removed — MRED as Distributed by MLS Grid
• 2000-10-30 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-3.0%/yr

Latest (2024): $334 · -8.7% YoY. Source: county tax records.