326 Richmond Ave · Taylorville, IL 62568

$80,000

2 bd · 2.0 ba · 1,028 sqft · SingleFamily public records · 31 Days on market

Built 1910 0.32 ac lot Est $117k · 32% under

---

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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 2 bedroom home in Taylorville! Offering comfort, character, and plenty of functional space, this home features a spacious living room highlighted by a cozy fireplace, a separate dining room perfect for gatherings, and an eat-in kitchen complete with an adorable built-in desk area. The finished basement provides even more living space with a large family/recreation room, a second fireplace, and convenient laundry facilities. Outside, you'll appreciate the oversized 2.5 car detached garage and a generously sized backyard with plenty of room for gardening, entertaining, or outdoor activities. A wonderful opportunity to make this home your own! Appliances stay.

Key facts

• Large family room
• Separate dining room
• Built-in desk area

Tags

• COZY FIREPLACE
• SEPARATE DINING ROOM
• EAT-IN KITCHEN
• BUILT-IN DESK AREA
• FINISHED BASEMENT
• LARGE FAMILY ROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level / ranch style; One story
• Construction: Vinyl siding; Built with full finished below-grade area
• Exterior features: Asphalt shingle roof; Gravel road access; R-1 zoning; Lot about 0.32 acres; Subdivision: Country Club Place

Interior

• Kitchen: Oven; Range; Range hood; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished full basement; Two fireplaces
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.1% in Taylorville — 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 68/100 on livability (#478 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, schools F, amenities F.
• Taylorville CUSD 3 (town): math 14% / reading 31% proficiency, ranked #383 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 85 active listings in the ZIP; 26 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Christian County population projected at -24% 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.25% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $117,192
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 E Oak St	0.72mi	2/1.5	1,008 (-2%)	1mo	$65,000	$64	60
117 S Pershing St	0.26mi	3/2.0 (+1)	1,170 (+14%)	6mo	$185,000	$158	54
917 E Esther St	0.73mi	2/2.0	1,010 (-2%)	11mo	$100,000	$99	54
1001 E Esther St	0.70mi	2/1.0	952 (-7%)	10mo	$109,000	$114	43
901 E Elm St	0.74mi	2/1.0	1,001 (-3%)	20mo	$119,900	$120	41
916 E Elm St	0.70mi	3/2.0 (+1)	1,126 (+10%)	8mo	$140,000	$124	40
913 E Elm St	0.71mi	2/1.0	972 (-5%)	20mo	$78,000	$80	37
1010 E Adams St	0.71mi	1/1.0 (-1)	924 (-10%)	7mo	$6,000	$6	35

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $56
• Equity at exit: $11,928

10-year hold

• IRR: 9.8%
• Equity multiple: 1.75×
• Total profit: $16,909
• Equity at exit: $6,917

Cash invested: $22,400 (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 62568

• Active inventory: 85
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $204

Break-even live

Break-even rent $740

Max offer price $80,000

Occupancy floor 75%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $80,000 Active 31 DOM
2. 2026-06-17
   days on market $80,000 Active 30 DOM
3. 2026-06-16
   days on market $80,000 Active 29 DOM
4. 2026-06-16
   price $80,000 Active 28 DOM
5. 2026-06-15
   days on market $90,000 Active 28 DOM
6. 2026-06-13
   days on market $90,000 Active 26 DOM
7. 2026-06-12
   days on market $90,000 Active 25 DOM
8. 2026-06-09
   days on market $90,000 Active 22 DOM
9. 2026-06-08
   pricedays on market $90,000 Active 21 DOM
10. 2026-06-07
    days on market $94,500 Active 20 DOM
11. 2026-06-07
    days on market $94,500 Active 19 DOM
12. 2026-06-04
    days on market $94,500 Active 16 DOM
13. 2026-06-02
    days on market $94,500 Active 15 DOM
14. 2026-06-01
    days on market $94,500 Active 14 DOM
15. 2026-05-31
    days on market $94,500 Active 13 DOM
16. 2026-05-31
    days on market $94,500 Active 12 DOM
17. 2026-05-18
    listed $99,500 Active

ⓘ 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: $1,583 · $132/mo
• Projected year-2 tax: $1,700 · $142/mo
• Expected delta: +$116/yr (+$10/mo · 7.4%)

ⓘ 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 ≥105°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,979
• − Mortgage interest: −$4,481
• − Property taxes: −$1,583
• − Insurance: −$400
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$2,327
• Taxable income: $1,271
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $2,141/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: Taylorville CUSD 3
• NCES district ID: 1738700
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $45,940
• Composite: 19.53/100
• National rank: #8764
• State rank: #383 of 620 in IL

Livability — Taylorville

• Score: 68/100
• State rank: #478
• US rank: #9895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylorville, IL
• City population: 16,035
• Population (ZIP): 16,035

Population outlook (Christian County) Hauer SSP2

• Today (2025): 31,182 people
• By 2030: 29,787 · -4.5%
• By 2040: 26,793 · -14.1%
• By 2050: 23,757 · -23.8%
• By 2075: 17,333 · -44.4%
• By 2100: 11,573 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -40.4pp toward R · 2008: -6.3pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+44.6 2016: R+42.7 2012: R+23.1 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.77%
• Current HPI: 159.2588
• 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

1 event — show timeline

• 2026-05-18 Listed $99,500 CIBR

Property tax history

+4.2%/yr

Latest (2024): $1,583 · +34.7% YoY. Source: county tax records.