122 Arthur St · Wamac, IL 62801

$5,000

3 bd · 1.0 ba · 720 sqft · Other public records · 42 Days on market

Built 1950 0.64 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 1 bath home on large lot located outside of town in the North Wamac school district. Features a hardwood flooring, attached garage and carport. Home does need work or could be torn down for a place to build your new home.

Key facts

• 0.64 acre lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Lot size approximately 0.64 acre; Living area reported as 1,468 (source: other/public records)
• Financial info: Auction listed; Lease not considered

Exterior

• Parking: 2 parking spaces total; Attached garage (1 car); Carport (1 space)
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Cable available
• Home design: Single-family residence; One story; Private ownership; Fixer condition
• Construction: Shingle roof; Other construction materials; Built (year per public records)
• Exterior features: Back yard; Adjoins open ground; Cleared lot with few trees; Shed(s) on property

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood and other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air; Wall/window AC units
• Interior features: Hardwood and other flooring; Forced air heating; Central air plus wall/window unit(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $5k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $5k).
• Recommended offer: $5k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,145 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment F.
• Centralia Hsd 200 (town): math 21% / reading 26% proficiency, ranked #668 of 919 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Centralia High School (math 22% / reading 17%, grade F, #397 of 693 statewide, top 61%, 863 students, 0% FRL).
• Market conditions: 99 active listings in the ZIP; 17 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $35 of loan paydown is wiped out by about $150 of value loss. Plan a longer hold.
• Washington 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $4,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1950 — 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. 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?
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: 20.13% ✓
• Cap rate: 188.85%
• Cash-on-cash: 651.99%
• DSCR: 30.01
• GRM: 0.4

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: —
• Equity multiple: 35.04×
• Total profit: $47,651
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 75.24×
• Total profit: $103,938
• Equity at exit: $432

Cash invested: $1,400 (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 62801

• Home prices YoY: -13.9%
• Active inventory: 99
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $761

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 19%

Sensitivity live

Price	-10% $764	-5% $762	+0% $761	+5% $759	+10% $757
Rent	-10% $681	-5% $721	+0% $761	+5% $800	+10% $840
Rate	-1.0pp $763	-0.5pp $762	base $761	+0.5pp $759	+1.0pp $758

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-16
   days on market $5,000 Active 42 DOM
2. 2026-06-15
   days on market $5,000 Active 41 DOM
3. 2026-06-13
   days on market $5,000 Active 39 DOM
4. 2026-06-12
   days on market $5,000 Active 38 DOM
5. 2026-06-09
   days on market $5,000 Active 35 DOM
6. 2026-06-08
   days on market $5,000 Active 34 DOM
7. 2026-06-07
   days on market $5,000 Active 33 DOM
8. 2026-06-07
   days on market $5,000 Active 32 DOM
9. 2026-06-04
   days on market $5,000 Active 29 DOM
10. 2026-06-02
    days on market $5,000 Active 28 DOM
11. 2026-06-01
    days on market $5,000 Active 27 DOM
12. 2026-05-31
    days on market $5,000 Active 26 DOM
13. 2026-05-31
    days on market $5,000 Active 25 DOM
14. 2026-05-06
    listed $5,000 Active
15. 2026-05-05
    historical $5,000
16. 2023-11-13
    soldstatus Closed 231-char remark

    Show marketing remark (231 chars)

    3 bedroom 1 bath home on large lot located outside of town in the North Wamac school district. Features a hardwood flooring, attached garage and carport. Home does need work or could be torn down for a place to build your new home.

17. 2023-11-13
    soldstatus 231-char remark

    Show marketing remark (231 chars)

    3 bedroom 1 bath home on large lot located outside of town in the North Wamac school district. Features a hardwood flooring, attached garage and carport. Home does need work or could be torn down for a place to build your new home.

18. 2023-10-26
    soldstatus $10,000
19. 2023-09-29
    status Pending 231-char remark

    Show marketing remark (231 chars)

    3 bedroom 1 bath home on large lot located outside of town in the North Wamac school district. Features a hardwood flooring, attached garage and carport. Home does need work or could be torn down for a place to build your new home.

20. 2023-08-25
    price $14,900 231-char remark

    Show marketing remark (231 chars)

    3 bedroom 1 bath home on large lot located outside of town in the North Wamac school district. Features a hardwood flooring, attached garage and carport. Home does need work or could be torn down for a place to build your new home.

21. 2023-08-02
    price $17,900 231-char remark

    Show marketing remark (231 chars)

    3 bedroom 1 bath home on large lot located outside of town in the North Wamac school district. Features a hardwood flooring, attached garage and carport. Home does need work or could be torn down for a place to build your new home.

22. 2023-05-19
    price $22,900 231-char remark

    Show marketing remark (231 chars)

    3 bedroom 1 bath home on large lot located outside of town in the North Wamac school district. Features a hardwood flooring, attached garage and carport. Home does need work or could be torn down for a place to build your new home.

23. 2023-05-06
    price $24,900 231-char remark

    Show marketing remark (231 chars)

    3 bedroom 1 bath home on large lot located outside of town in the North Wamac school district. Features a hardwood flooring, attached garage and carport. Home does need work or could be torn down for a place to build your new home.

24. 2023-03-18
    listed $34,900 Active 231-char remark

    Show marketing remark (231 chars)

    3 bedroom 1 bath home on large lot located outside of town in the North Wamac school district. Features a hardwood flooring, attached garage and carport. Home does need work or could be torn down for a place to build your new home.

25. 2023-03-18
    listed $14,900 231-char remark

    Show marketing remark (231 chars)

    3 bedroom 1 bath home on large lot located outside of town in the North Wamac school district. Features a hardwood flooring, attached garage and carport. Home does need work or could be torn down for a place to build your new home.

26. 2023-02-28
    soldstatus $13,000
27. 2012-05-24
    soldstatus $48,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 21 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: $12,079
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$145
• Taxable income: $9,621
• Est. tax owed @ 24.0%: −$2,309
• After-tax cash flow: $6,819/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: Centralia Hsd 200
• NCES district ID: 1709300
• Math proficiency: 21% ▲ 6.00%
• Reading proficiency: 26% ▲ 1.00%
• Median HH income: $34,555
• Composite: 22.43/100
• National rank: #13470
• State rank: #668 of 919 in IL

Livability — Wamac

• Score: 57/100
• State rank: #1145
• US rank: #21591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wamac, IL
• Population (ZIP): 19,941

Population outlook (Washington County) Hauer SSP2

• Today (2025): 13,333 people
• By 2030: 12,743 · -4.4%
• By 2040: 11,441 · -14.2%
• By 2050: 10,114 · -24.1%
• By 2075: 7,372 · -44.7%
• By 2100: 5,000 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Two or more races 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+57.2) · D 20.7% · R 77.9% · Other 1.4%
• 2008→2024 swing: -43.0pp toward R · 2008: -14.3pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.5 2016: R+55.9 2012: R+31.6 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.12%
• Current HPI: 211.3835
• 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

-89.6% since first listed

14 events — show timeline

• 2026-05-06 Listed $5,000 MARIS as Distributed by MLS Grid
• 2026-05-05 Coming Soon $5,000 MARIS as Distributed by MLS Grid
• 2023-11-13 Sold (MLS) — MRED as Distributed by MLS Grid
• 2023-11-13 Sold (MLS) — RMLSA as Distributed by MLS Grid
• 2023-10-26 Sold (Public Records) $10,000 Public Records
• 2023-09-29 Pending — RMLSA as Distributed by MLS Grid
• 2023-08-25 Price Changed $14,900 RMLSA as Distributed by MLS Grid
• 2023-08-02 Price Changed $17,900 RMLSA as Distributed by MLS Grid
• 2023-05-19 Price Changed $22,900 RMLSA as Distributed by MLS Grid
• 2023-05-06 Price Changed $24,900 RMLSA as Distributed by MLS Grid
• 2023-03-18 Listed $14,900 MRED as Distributed by MLS Grid
• 2023-03-18 Listed $34,900 RMLSA as Distributed by MLS Grid
• 2023-02-28 Sold (Public Records) $13,000 Public Records
• 2012-05-24 Sold (Public Records) $48,000 Public Records

Property tax history

-2.5%/yr

Latest (2024): $1,588 · -8.4% YoY. Source: county tax records.