1201 Monroe Ave · Charleston, IL 61920

$93,500

4 bd · 3.0 ba · 2,276 sqft · SingleFamily public records · 183 Days on market

Built 1881 6,534 sqft lot $41/sqft · 27% below area Est $127k · 27% under ↓ 45% since listing

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +8.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has so much space and potential: there's a total of five bedrooms and three bathrooms! Be sure to check out the kitchen's updated cabinets and farmhouse sink. If you need more storage, you'll find more cabinets in the dining room. The first-floor primary suite includes a soaking tub for relaxing. The backyard features a patio. This property is being sold AS-IS. All listing information is taken from public record and is not guaranteed.

Key facts

• Updated cabinets
• Backyard patio
• Soaking tub

Tags

• UPDATED CABINETS
• FARMHOUSE SINK
• SOAKING TUB
• BACKYARD PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.0% in Charleston — 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 73/100 on livability (#293 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, schools F.
• Charleston CUSD 1 (town): math 14% / reading 21% proficiency, ranked #489 of 620 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 125 active listings in the ZIP; 34 units permitted in Coles County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $646 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Coles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $55k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1881 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 6.4

CMA / ARV

• ARV (median comp): $127,277
• List price: $93,500
• Delta: -26.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 Jefferson Ave	0.13mi	4/3.5	2,438 (+7%)	0mo	$45,000	$18	80
875 10th St	0.45mi	4/2.0	2,160 (-5%)	1mo	$156,500	$72	66
1221 Madison Ave	0.06mi	4/3.0	1,944 (-15%)	10mo	$80,000	$41	65
805 Harrison Ave	0.33mi	4/3.5	2,004 (-12%)	1mo	$45,000	$22	62
325 Monroe Ave	0.44mi	4/2.0	2,531 (+11%)	5mo	$70,000	$28	53
845 10th St	0.39mi	3/1.5 (-1)	2,157 (-5%)	12mo	$160,000	$74	52
918 10th St	0.50mi	4/2.0	1,976 (-13%)	3mo	$192,000	$97	48
956 10th St	0.56mi	5/2.0 (+1)	2,045 (-10%)	2mo	$184,900	$90	46
943 2nd St	0.72mi	4/2.5	2,021 (-11%)	6mo	$198,000	$98	40
58 Mitchell Ave	0.73mi	3/2.5 (-1)	2,511 (+10%)	7mo	$245,000	$98	36
1418 10th St	0.74mi	3/1.5 (-1)	2,069 (-9%)	10mo	$126,000	$61	31
902 1st St	0.74mi	4/2.0	2,597 (+14%)	12mo	$155,000	$60	28

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $35
• Equity at exit: $13,941

10-year hold

• IRR: 9.7%
• Equity multiple: 1.76×
• Total profit: $19,766
• Equity at exit: $8,084

Cash invested: $26,180 (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 61920

• Home prices YoY: -28.1%
• Active inventory: 125
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$490
• Tax from tax record: −$194 /mo · $2,325/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $237

Break-even live

Break-even rent $915

Max offer price $93,500

Occupancy floor 75%

Sensitivity live

Price	-10% $290	-5% $264	+0% $237	+5% $211	+10% $184
Rent	-10% $141	-5% $189	+0% $237	+5% $285	+10% $333
Rate	-1.0pp $284	-0.5pp $261	base $237	+0.5pp $213	+1.0pp $189

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $93,500 Active 183 DOM
2. 2026-06-18
   days on market $93,500 Active 182 DOM
3. 2026-06-17
   days on market $93,500 Active 181 DOM
4. 2026-06-16
   days on market $93,500 Active 180 DOM
5. 2026-06-15
   days on market $93,500 Active 179 DOM
6. 2026-06-14
   days on market $93,500 Active 177 DOM
7. 2026-06-12
   days on market $93,500 Active 176 DOM
8. 2026-06-09
   days on market $93,500 Active 173 DOM
9. 2026-06-08
   days on market $93,500 Active 172 DOM
10. 2026-06-07
    days on market $93,500 Active 171 DOM
11. 2026-06-05
    days on market $93,500 Active 168 DOM
12. 2026-06-03
    days on market $93,500 Active 167 DOM
13. 2026-06-03
    price $93,500 Active 166 DOM
14. 2026-06-02
    days on market $108,500 Active 166 DOM
15. 2026-06-01
    days on market $108,500 Active 165 DOM
16. 2026-05-31
    days on market $108,500 Active 164 DOM
17. 2026-05-30
    days on market $108,500 Active 163 DOM
18. 2026-04-28
    price $108,500 448-char remark

    Show marketing remark (448 chars)

    This home has so much space and potential: there's a total of five bedrooms and three bathrooms! Be sure to check out the kitchen's updated cabinets and farmhouse sink. If you need more storage, you'll find more cabinets in the dining room. The first-floor primary suite includes a soaking tub for relaxing. The backyard features a patio. This property is being sold AS-IS. All listing information is taken from public record and is not guaranteed.

19. 2026-04-14
    price $118,500 448-char remark

    Show marketing remark (448 chars)

    This home has so much space and potential: there's a total of five bedrooms and three bathrooms! Be sure to check out the kitchen's updated cabinets and farmhouse sink. If you need more storage, you'll find more cabinets in the dining room. The first-floor primary suite includes a soaking tub for relaxing. The backyard features a patio. This property is being sold AS-IS. All listing information is taken from public record and is not guaranteed.

20. 2026-03-03
    price $128,500 448-char remark

    Show marketing remark (448 chars)

    This home has so much space and potential: there's a total of five bedrooms and three bathrooms! Be sure to check out the kitchen's updated cabinets and farmhouse sink. If you need more storage, you'll find more cabinets in the dining room. The first-floor primary suite includes a soaking tub for relaxing. The backyard features a patio. This property is being sold AS-IS. All listing information is taken from public record and is not guaranteed.

21. 2026-01-27
    price $138,500 448-char remark

    Show marketing remark (448 chars)

    This home has so much space and potential: there's a total of five bedrooms and three bathrooms! Be sure to check out the kitchen's updated cabinets and farmhouse sink. If you need more storage, you'll find more cabinets in the dining room. The first-floor primary suite includes a soaking tub for relaxing. The backyard features a patio. This property is being sold AS-IS. All listing information is taken from public record and is not guaranteed.

22. 2025-12-18
    listed $148,500 Active 448-char remark

    Show marketing remark (448 chars)

    This home has so much space and potential: there's a total of five bedrooms and three bathrooms! Be sure to check out the kitchen's updated cabinets and farmhouse sink. If you need more storage, you'll find more cabinets in the dining room. The first-floor primary suite includes a soaking tub for relaxing. The backyard features a patio. This property is being sold AS-IS. All listing information is taken from public record and is not guaranteed.

23. 2023-09-05
    soldstatus $200,000
24. 2023-08-31
    soldstatus $198,000 Closed 695-char remark

    Show marketing remark (695 chars)

    Welcome to 1201 Monroe Ave, a stunning two-story home in Charleston, IL. This fully remodeled residence offers 5 bedrooms, 2.5 bathrooms, and 2400 square feet of living space. The home features meticulous attention to detail and boasts a luxurious master suite with a shower and large tub. The kitchen has been beautifully remodeled with new appliances and cabinets, while a bonus room provides extra space for your needs. Additionally, the property offers 50 amp service hookups for a camper/RV, adding to its versatility. With its thoughtful upgrades and impeccable design, this home is a true haven for comfortable and stylish living. Don't miss the chance to make this your dream home today.

25. 2023-07-18
    historical Contingent - No Showings 695-char remark

    Show marketing remark (695 chars)

    Welcome to 1201 Monroe Ave, a stunning two-story home in Charleston, IL. This fully remodeled residence offers 5 bedrooms, 2.5 bathrooms, and 2400 square feet of living space. The home features meticulous attention to detail and boasts a luxurious master suite with a shower and large tub. The kitchen has been beautifully remodeled with new appliances and cabinets, while a bonus room provides extra space for your needs. Additionally, the property offers 50 amp service hookups for a camper/RV, adding to its versatility. With its thoughtful upgrades and impeccable design, this home is a true haven for comfortable and stylish living. Don't miss the chance to make this your dream home today.

26. 2023-07-03
    listed $198,000 Active 695-char remark

    Show marketing remark (695 chars)

    Welcome to 1201 Monroe Ave, a stunning two-story home in Charleston, IL. This fully remodeled residence offers 5 bedrooms, 2.5 bathrooms, and 2400 square feet of living space. The home features meticulous attention to detail and boasts a luxurious master suite with a shower and large tub. The kitchen has been beautifully remodeled with new appliances and cabinets, while a bonus room provides extra space for your needs. Additionally, the property offers 50 amp service hookups for a camper/RV, adding to its versatility. With its thoughtful upgrades and impeccable design, this home is a true haven for comfortable and stylish living. Don't miss the chance to make this your dream home today.

27. 2003-02-28
    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: $2,325 · $194/mo
• Projected year-2 tax: $2,325 · $194/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,589
• − Mortgage interest: −$5,237
• − Property taxes: −$2,325
• − Insurance: −$468
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,720
• Taxable income: $1,505
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $2,488/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: Charleston CUSD 1
• NCES district ID: 1709600
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 21% ▼ -8.00%
• Median HH income: $35,724
• Composite: 14.45/100
• National rank: #9429
• State rank: #489 of 620 in IL

Livability — Charleston

• Score: 73/100
• State rank: #293
• US rank: #5627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, IL
• County: Coles County · 41,301 people
• City population: 20,951
• Metro: Charleston-Mattoon, IL
• Population (ZIP): 20,951
• Household income: $52,429
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1209.0

Population outlook (Coles County) Hauer SSP2

• Today (2025): 53,967 people
• By 2030: 53,829 · -0.3%
• By 2040: 52,332 · -3.0%
• By 2050: 49,989 · -7.4%
• By 2075: 42,226 · -21.8%
• By 2100: 34,675 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Italian 2% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Coles

• 2024 margin: Strong R (+28.5) · D 34.9% · R 63.4% · Other 1.7%
• 2008→2024 swing: -31.7pp toward R · 2008: 3.2pp · 2024: -28.5pp
• All cycles: 2024: R+28.5 2020: R+26.4 2016: R+26.4 2012: R+11.1 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.97%
• Current HPI: 153.8607
• Rent YoY: —
• Metro: Charleston-Mattoon, IL
• 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

-45.2% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $108,500 CIBR
• 2026-04-14 Price Changed $118,500 CIBR
• 2026-03-03 Price Changed $128,500 CIBR
• 2026-01-27 Price Changed $138,500 CIBR
• 2025-12-18 Listed $148,500 CIBR
• 2023-09-05 Sold (Public Records) $200,000 Public Records
• 2023-08-31 Sold (MLS) $198,000 MRED as Distributed by MLS Grid
• 2023-07-18 Contingent — MRED as Distributed by MLS Grid
• 2023-07-03 Listed $198,000 MRED as Distributed by MLS Grid
• 2003-02-28 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2024): $2,325 · +69.8% YoY. Source: county tax records.