805 W Pine St · Percy, IL 62272

$26,500

3 bd · 1.0 ba · 1,008 sqft · SingleFamily · 9 Days on market

7,840 sqft lot ↓ 34% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Charming 2 bedroom home with possible 3rd in spacious dining room with closets - this home features equipped kitchen - replacement windows - attached carport - spacious yard with alley access - priced to sell

Key facts

• 7,840 sq ft lot
• 2 parking spots
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $26k).

Location & tenants

• Location reads 62/100 on livability (#857 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Trico CUSD 176 (rural): math 12% / reading 23% proficiency, ranked #467 of 620 in IL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Trico Elementary School (math 12% / reading 17%, grade F, #1,278 of 2,056 statewide, top 65%, 456 students, 0% FRL); Trico Jr High School (math 12% / reading 27%, grade F, #425 of 665 statewide, top 65%, 168 students, 0% FRL); Trico Senior High School (math 17% / reading 27%, grade F, #319 of 693 statewide, top 50%, 240 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $946 of equity ($183 loan paydown + $763 appreciation (2.9% local appreciation)).
• Randolph County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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: property tax is 3.8% of price.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,500

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 3.51% ✓
• Cap rate: 28.96%
• Cash-on-cash: 80.96%
• DSCR: 4.60
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $55,440
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 W Pine St	0.00mi	3/1.0	1,008 (0%)	1mo	$27,000	$27	99
101 E Pine St	0.38mi	3/2.0	1,000 (-1%)	18mo	$40,000	$40	62
503 S Park	0.27mi	3/2.0	1,114 (+10%)	10mo	$44,900	$40	58
310 E Almond St	0.53mi	2/1.5 (-1)	1,133 (+12%)	3mo	$68,000	$60	45
603 City Lake Rd	0.56mi	2/1.5 (-1)	900 (-11%)	10mo	$280,000	$311	41
502 E Pine St	0.63mi	3/1.0	1,100 (+9%)	20mo	$60,000	$55	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 85.4%
• Equity multiple: 5.71×
• Total profit: $34,955
• Equity at exit: $11,738

10-year hold

• IRR: 85.0%
• Equity multiple: 11.79×
• Total profit: $80,026
• Equity at exit: $17,954

Cash invested: $7,420 (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 62272

• Home prices YoY: 2.4%
• Active inventory: 6
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$139
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $501

Break-even live

Break-even rent $295

Max offer price $26,500

Occupancy floor 41%

Sensitivity live

Price	-10% $516	-5% $508	+0% $501	+5% $493	+10% $486
Rent	-10% $427	-5% $464	+0% $501	+5% $537	+10% $574
Rate	-1.0pp $514	-0.5pp $507	base $501	+0.5pp $494	+1.0pp $487

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: $6,625
• Closing costs: $795
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-17
   status Pending
2. 2026-04-08
   listed $26,500 Active
3. 2021-05-07
   soldstatus $38,000 208-char remark

   Show marketing remark (208 chars)

   Charming 2 bedroom home with possible 3rd in spacious dining room with closets - this home features equipped kitchen - replacement windows - attached carport - spacious yard with alley access - priced to sell

4. 2021-05-07
   soldstatus $38,000 208-char remark

   Show marketing remark (208 chars)

   Charming 2 bedroom home with possible 3rd in spacious dining room with closets - this home features equipped kitchen - replacement windows - attached carport - spacious yard with alley access - priced to sell

5. 2021-01-28
   listed $39,900 208-char remark

   Show marketing remark (208 chars)

   Charming 2 bedroom home with possible 3rd in spacious dining room with closets - this home features equipped kitchen - replacement windows - attached carport - spacious yard with alley access - priced to sell

6. 2021-01-28
   listed $39,900 208-char remark

   Show marketing remark (208 chars)

   Charming 2 bedroom home with possible 3rd in spacious dining room with closets - this home features equipped kitchen - replacement windows - attached carport - spacious yard with alley access - priced to sell

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $1,001 · $83/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 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $11,150
• − Mortgage interest: −$1,484
• − Property taxes: −$1,001
• − Insurance: −$132
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$771
• Taxable income: $5,977
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $4,573/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: Trico CUSD 176
• NCES district ID: 1708250
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $46,653
• Composite: 15.48/100
• National rank: #9309
• State rank: #467 of 620 in IL

Livability — Percy

• Score: 62/100
• State rank: #857
• US rank: #16780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Percy, IL
• Population (ZIP): 1,713

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 31,417 people
• By 2030: 30,519 · -2.9%
• By 2040: 28,841 · -8.2%
• By 2050: 27,150 · -13.6%
• By 2075: 22,569 · -28.2%
• By 2100: 16,584 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 14% Two or more races 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 14% · Canada
• Languages at home: 89% English-only · Spanish 4%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.7%
• 2008→2024 swing: -49.0pp toward R · 2008: -0.9pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+50.2 2016: R+46.8 2012: R+17.6 2008: R+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.88%
• Current HPI: 125.4214
• 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

-33.6% since first listed

6 events — show timeline

• 2026-04-17 Pending — MRED as Distributed by MLS Grid
• 2026-04-08 Listed $26,500 MRED as Distributed by MLS Grid
• 2021-05-07 Sold (MLS) $38,000 MRED as Distributed by MLS Grid
• 2021-05-07 Sold (MLS) $38,000 RMLSA as Distributed by MLS Grid
• 2021-01-28 Listed $39,900 MRED as Distributed by MLS Grid
• 2021-01-28 Listed $39,900 RMLSA as Distributed by MLS Grid

Property tax history

+31.6%/yr

Latest (2024): $1,001 · +82.5% YoY. Source: county tax records.