114 Minton St · Carlinville, IL 62626

$87,500

4 bd · 1.5 ba · 1,425 sqft · SingleFamily · 23 Days on market

0.29 ac lot Est $125k · 30% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.4/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 4-bedroom, 1.5-bath home offers comfortable living within walking distance to both the high school and intermediate school. Enjoy a spacious, shaded yard perfect for outdoor relaxation, a large kitchen ideal for family gatherings, and a convenient 1-car detached garage. Combining functionality and location, this home is perfect for families seeking a welcoming and well-appointed space. Home is being sold as-is.

Key facts

• Large kitchen
• Spacious shaded yard
• 0.29 acre lot

Tags

• SPACIOUS SHADED YARD
• LARGE KITCHEN
• WALKING DISTANCE TO SCHOOLS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Shingle roof; Built previously (year built not specified)
• Exterior features: Level lot; Lot dimensions approx. 88 x 146

Interior

• Kitchen: Kitchen on main level (approx. 14 x 12 ft)
• Bedrooms: Four bedrooms (locations include main, upper, upper, upper); Bedrooms finished with carpet; Primary bedroom approx. 14 x 9 ft; Second bedroom approx. 15 x 13 ft; Third bedroom approx. 11 x 10 ft; Fourth bedroom approx. 13 x 12 ft; Some bedrooms have egress windows
• Flooring: Carpet in bedrooms; Other flooring in kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Full unfinished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#477 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment D, schools D-, crime F.
• Carlinville CUSD 1 (town): math 33% / reading 40% proficiency, ranked #168 of 620 in IL (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 70 units permitted in Macoupin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Macoupin County population projected at -27% 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,187 (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 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?
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: 1.14% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $125,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
432 Anderson St	0.32mi	3/1.0 (-1)	1,350 (-5%)	0mo	$119,000	$88	69
880 W Nicholas St	0.33mi	3/2.0 (-1)	1,404 (-2%)	12mo	$59,000	$42	65
13554 Cannedy Rd	0.37mi	4/1.0	1,300 (-9%)	1mo	$120,000	$92	65
607 W 2nd South St	0.33mi	4/1.5	1,400 (-2%)	23mo	$99,000	$71	63
818 W Main St	0.05mi	3/1.5 (-1)	1,552 (+9%)	23mo	$135,000	$87	59
611 Harrington St	0.31mi	3/2.0 (-1)	1,218 (-14%)	1mo	$115,000	$94	53
210 E 1st St	0.69mi	3/1.0 (-1)	1,400 (-2%)	16mo	$110,000	$79	44
503 S West St	0.64mi	3/2.0 (-1)	1,549 (+9%)	8mo	$159,000	$103	42
353 Plum St	0.51mi	3/1.0 (-1)	1,248 (-12%)	10mo	$49,900	$40	40
626 Harrington St	0.31mi	3/2.0 (-1)	1,600 (+12%)	22mo	$185,000	$116	39

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $605
• Equity at exit: $13,047

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $19,525
• Equity at exit: $7,565

Cash invested: $24,500 (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 62626

• Home prices YoY: -14.8%
• Active inventory: 37
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $232

Break-even live

Break-even rent $706

Max offer price $87,500

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 N Chiles St Carlinville, IL	3.0	1.0	1000	$1,000	$1.00	43d	1	0.30mi
928 Sumner St Carlinville, IL	3.0	2.0	1100	$1,000	$0.91	23d	1	1.09mi

Listing history 17 events

1. 2026-06-18
   days on market $87,500 Under Contract 23 DOM
2. 2026-06-17
   days on market $87,500 Under Contract 22 DOM
3. 2026-06-16
   days on market $87,500 Under Contract 21 DOM
4. 2026-06-15
   days on market $87,500 Under Contract 20 DOM
5. 2026-06-13
   days on market $87,500 Under Contract 18 DOM
6. 2026-06-12
   days on market $87,500 Under Contract 17 DOM
7. 2026-06-09
   days on market $87,500 Under Contract 14 DOM
8. 2026-06-08
   days on market $87,500 Under Contract 13 DOM
9. 2026-06-07
   days on market $87,500 Under Contract 12 DOM
10. 2026-06-07
    days on market $87,500 Under Contract 11 DOM
11. 2026-06-04
    days on market $87,500 Under Contract 8 DOM
12. 2026-06-02
    days on market $87,500 Under Contract 7 DOM
13. 2026-06-01
    status $87,500 Under Contract 6 DOM
14. 2026-06-01
    days on market $87,500 Active 6 DOM
15. 2026-05-31
    days on market $87,500 Active 5 DOM
16. 2026-05-31
    days on market $87,500 Active 4 DOM
17. 2026-05-24
    listed $87,500 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: $748 · $62/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$619/yr (+$52/mo · 82.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 22 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: $12,000
• − Mortgage interest: −$4,901
• − Property taxes: −$748
• − Insurance: −$438
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,545
• Taxable income: $1,448
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $2,441/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: Carlinville CUSD 1
• NCES district ID: 1708430
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $53,617
• Composite: 31.91/100
• National rank: #5854
• State rank: #168 of 620 in IL

Livability — Carlinville

• Score: 68/100
• State rank: #477
• US rank: #9883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlinville, IL
• City population: 7,911
• Population (ZIP): 7,911

Population outlook (Macoupin County) Hauer SSP2

• Today (2025): 42,867 people
• By 2030: 40,796 · -4.8%
• By 2040: 36,135 · -15.7%
• By 2050: 31,469 · -26.6%
• By 2075: 22,102 · -48.4%
• By 2100: 15,380 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 1% Italian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Macoupin

• 2024 margin: Solid R (+39.2) · D 29.4% · R 68.7% · Other 1.9%
• 2008→2024 swing: -49.0pp toward R · 2008: 9.8pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+35.0 2012: R+7.0 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.39%
• Current HPI: 180.5544
• 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

• 2026-05-24 Listed $87,500 RMLSA as Distributed by MLS Grid

Property tax history

-0.3%/yr

Latest (2024): $748 · -4.4% YoY. Source: county tax records.