205 N Alexander St · Robinson, IL 62454

$90,000

2 bd · 1.0 ba · 972 sqft · Other public records · 20 Days on market

Built 1940 0.39 ac lot

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Take a look at this 2 bedroom, 1 bath home featuring updated flooring throughout and a functional layout designed for everyday living. The kitchen comes complete with appliances that stay, making your move even easier. A convenient mud room with laundry provides extra storage and organization space. Outside, you'll find a large corner lot, low-maintenance vinyl siding and a detached one-car garage, offering additional parking and storage. This property is ready for its next owner to move in and make it their own!

Key facts

• Kitchen appliances
• Convenient mud room
• Updated flooring

Tags

• UPDATED FLOORING
• FUNCTIONAL LAYOUT
• KITCHEN APPLIANCES
• CONVENIENT MUD ROOM
• LOW-MAINTENANCE VINYL SIDING
• DETACHED ONE-CAR GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Entry facing front porch; Residential zoning
• Construction: Vinyl siding
• Exterior features: Gravel road access; Shingle roof

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Gas water heater
• Bedrooms: 5 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Crawl space basement; Front porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $33 ($401/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (11.1% below list).
• Recommended offer: $80k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#761 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Robinson CUSD 2 (town): math 21% / reading 36% proficiency, ranked #271 of 620 in IL (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 14 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crawford County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000 (11.1% below list)

Questions for the listing agent

1. Built in 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-12,457
• Equity at exit: $13,419

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-8,116
• Equity at exit: $7,782

Cash invested: $25,200 (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 62454

• Active inventory: 21
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $33

Break-even live

Break-even rent $758

Max offer price $90,000

Occupancy floor 91%

Sensitivity live

Price	-10% $84	-5% $59	+0% $33	+5% $8	+10% $-18
Rent	-10% $-30	-5% $2	+0% $33	+5% $65	+10% $97
Rate	-1.0pp $79	-0.5pp $56	base $33	+0.5pp $10	+1.0pp $-14

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 S Walters St Robinson, IL	2.0	1.0	950	$800	$0.84	44d	1	1.07mi

Listing history 16 events

1. 2026-06-21
   days on market $90,000 Active 20 DOM
2. 2026-06-18
   days on market $90,000 Active 18 DOM
3. 2026-06-17
   days on market $90,000 Active 17 DOM
4. 2026-06-16
   days on market $90,000 Active 16 DOM
5. 2026-06-15
   days on market $90,000 Active 15 DOM
6. 2026-06-13
   days on market $90,000 Active 13 DOM
7. 2026-06-12
   days on market $90,000 Active 12 DOM
8. 2026-06-09
   days on market $90,000 Active 9 DOM
9. 2026-06-08
   days on market $90,000 Active 8 DOM
10. 2026-06-07
    days on market $90,000 Active 7 DOM
11. 2026-06-07
    days on market $90,000 Active 6 DOM
12. 2026-06-04
    days on market $90,000 Active 3 DOM
13. 2026-06-02
    days on market $90,000 Active 2 DOM
14. 2026-06-01
    remarks 518-char remark
15. 2026-05-31
    remarks 496-char remark
16. 2026-05-31
    listed $90,000 Active 1 DOM

ⓘ 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: $1,069 · $89/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$487/yr (+$41/mo · 45.5%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,600
• − Mortgage interest: −$5,041
• − Property taxes: −$1,069
• − Insurance: −$450
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,618
• Taxable loss: −$1,115
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $669/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: Robinson CUSD 2
• NCES district ID: 1734230
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 36% ▼ -11.00%
• Median HH income: $45,260
• Composite: 24.45/100
• National rank: #7669
• State rank: #271 of 620 in IL

Livability — Robinson

• Score: 63/100
• State rank: #761
• US rank: #15326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robinson, IL
• Population (ZIP): 10,441

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 18,610 people
• By 2030: 18,078 · -2.9%
• By 2040: 16,963 · -8.9%
• By 2050: 15,662 · -15.8%
• By 2075: 12,384 · -33.5%
• By 2100: 8,916 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Hispanic / Latino 4% Two or more races 2% Native American 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+52.4) · D 22.9% · R 75.4% · Other 1.7%
• 2008→2024 swing: -39.4pp toward R · 2008: -13.0pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+51.3 2016: R+49.1 2012: R+31.6 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.37%
• Current HPI: 105.76
• 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

+414.3% since first listed

3 events — show timeline

• 2026-05-30 Listed $90,000 CIBR
• 2023-11-17 Sold (Public Records) $25,000 Public Records
• 2012-07-23 Sold (Public Records) $17,500 Public Records

Property tax history

+3.0%/yr

Latest (2024): $1,069 · +10.7% YoY. Source: county tax records.