810 E Poplar St · Taylorville, IL 62568

$89,900

3 bd · 2.0 ba · 966 sqft · SingleFamily public records · 26 Days on market

Built 1900 7,100 sqft lot Est $102k · 12% under

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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 +13.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.1/10.0
• 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 MLS

Bungalow improved with 2 bedrooms and 1 bath, eat in kitchen utility room. Replacement windows. Gas heat and central air. Covered front porch. selling in "as is" condition

Key facts

• Newer electric
• Newer flooring
• Shed

Tags

• NEWER ROOF
• NEWER FLOORING
• NEWER ELECTRIC
• BUNGALOW HOME
• SHED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Shingle roof; Gravel road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating; Electric heating
• Interior features: Dishwasher; Range; Refrigerator; Gas water heater
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $34 ($404/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 $82k (8.8% below list).
• Recommended offer: $82k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 1 comparable units currently listed for rent nearby; 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 $622 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $38k; list at $90k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,000 (8.8% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.91% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $102,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 E Oak St	0.21mi	2/1.5 (-1)	1,008 (+4%)	1mo	$65,000	$64	75
816 E Stevenson St	0.46mi	3/1.0	952 (-1%)	2mo	$130,000	$137	71
708 E Franklin St	0.28mi	2/1.0 (-1)	912 (-6%)	5mo	$19,000	$21	64
402 E Adams St	0.43mi	2/1.0 (-1)	933 (-3%)	3mo	$86,000	$92	63
709 E Heights Ave	0.73mi	3/1.5	960 (-1%)	6mo	$140,000	$146	58
408 S Cherokee St	0.42mi	2/1.0 (-1)	870 (-10%)	1mo	$55,000	$63	54
1221 E Park	0.27mi	2/1.0 (-1)	850 (-12%)	7mo	$6,900	$8	53
308 E Park St	0.33mi	2/1.0 (-1)	852 (-12%)	9mo	$98,500	$116	49
516 N Pawnee St	0.41mi	3/1.5	1,106 (+14%)	7mo	$117,500	$106	49
314 N Clay St	0.66mi	2/1.0 (-1)	1,056 (+9%)	2mo	$122,000	$116	42
511 E Cleveland St	0.46mi	2/1.0 (-1)	1,092 (+13%)	8mo	$70,000	$64	41
525 S Washington St	0.71mi	2/1.5 (-1)	1,076 (+11%)	8mo	$132,000	$123	34

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-12,416
• Equity at exit: $13,404

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-8,018
• Equity at exit: $7,773

Cash invested: $25,172 (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: 9.1×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $34

Break-even live

Break-even rent $777

Max offer price $89,900

Occupancy floor 91%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 N Taylorville Blvd Taylorville, IL	2.0	2.0	896	$820	$0.92	20d	1	1.35mi

Listing history 19 events

1. 2026-06-17
   statusdays on market $89,900 Pending 26 DOM
2. 2026-06-16
   days on market $89,900 Active Under Contract 25 DOM
3. 2026-06-15
   days on market $89,900 Active Under Contract 24 DOM
4. 2026-06-13
   days on market $89,900 Active Under Contract 22 DOM
5. 2026-06-12
   days on market $89,900 Active Under Contract 21 DOM
6. 2026-06-09
   days on market $89,900 Active Under Contract 18 DOM
7. 2026-06-08
   days on market $89,900 Active Under Contract 17 DOM
8. 2026-06-07
   days on market $89,900 Active Under Contract 16 DOM
9. 2026-06-07
   days on market $89,900 Active Under Contract 15 DOM
10. 2026-06-04
    days on market $89,900 Active Under Contract 12 DOM
11. 2026-06-02
    days on market $89,900 Active Under Contract 11 DOM
12. 2026-06-01
    days on market $89,900 Active Under Contract 10 DOM
13. 2026-05-31
    days on market $89,900 Active Under Contract 9 DOM
14. 2026-05-31
    days on market $89,900 Active Under Contract 8 DOM
15. 2026-05-19
    listed $89,900 Active
16. 2024-04-01
    soldstatus $37,500 Closed 184-char remark

    Show marketing remark (184 chars)

    Bungalow improved with 2 bedrooms and 1 bath, eat in kitchen utility room. Replacement windows. Gas heat and central air. Covered front porch. selling in "as is" condition

17. 2024-03-18
    status Pending 184-char remark

    Show marketing remark (184 chars)

    Bungalow improved with 2 bedrooms and 1 bath, eat in kitchen utility room. Replacement windows. Gas heat and central air. Covered front porch. selling in "as is" condition

18. 2023-12-12
    listed $49,900 Active 184-char remark

    Show marketing remark (184 chars)

    Bungalow improved with 2 bedrooms and 1 bath, eat in kitchen utility room. Replacement windows. Gas heat and central air. Covered front porch. selling in "as is" condition

19. 2001-01-01
    soldstatus $40,000

ⓘ 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: $1,263 · $105/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$389/yr (+$32/mo · 30.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $9,840
• − Mortgage interest: −$5,036
• − Property taxes: −$1,263
• − Insurance: −$450
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$2,615
• Taxable loss: −$1,098
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $667/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

+124.8% since first listed

5 events — show timeline

• 2026-05-19 Listed $89,900 CIBR
• 2024-04-01 Sold (MLS) $37,500 RMLSA as Distributed by MLS Grid
• 2024-03-18 Pending — RMLSA as Distributed by MLS Grid
• 2023-12-12 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2001-01-01 Sold (Public Records) $40,000 Public Records

Property tax history

+9.6%/yr

Latest (2024): $1,263 · +5.5% YoY. Source: county tax records.