207 E Meek St · Abingdon, IL 61410

$79,900

3 bd · 1.0 ba · 780 sqft · Other public records · 185 Days on market

Built 1896 0.25 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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new Goodman Hi-efficiency GFA furnace!!! Well maintained 2 story home with 3 bedrooms and 1 bath. Most rooms have nice hardwood floors. Lots of cabinets in kitchen with countertop range and built in oven. Also, just off of kitchen on main floor is laundry room. Very private location with large, fenced yard. 2 car garage SE of house and 1.5 car garage NE of home. .. Ample garage storage!! Roof, siding, GFA, CA and windows approximately 10 years old. Call today for your private showing!!

Key facts

• Fenced yard
• Laundry room
• Ample garage storage

Tags

• HARDWOOD FLOORS
• LAUNDRY ROOM
• FENCED YARD
• AMPLE GARAGE STORAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Shingle roof; Built in 1896
• Exterior features: Level lot

Interior

• Kitchen: Kitchen with tile flooring (approx. 12 x 12)
• Bedrooms: 3 bedrooms; Primary bedroom approx. 14 x 12 (upper level); Second bedroom approx. 11 x 10 (upper level); Third bedroom approx. 10 x 9 (upper level); Upper-level bedrooms have egress windows
• Flooring: Hardwood flooring in living spaces and bedrooms; Tile flooring in kitchen and laundry
• Bathrooms: 1 full bathroom; No half bathrooms reported
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partial, unfinished basement; No fireplaces reported
• Laundry & utility: Main-level laundry room with tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $60 ($725/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 $74k (7.9% below list).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#976 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Zoned schools: Abingdon-Avon High Sch (math 8% / reading 22%, grade F, #473 of 693 statewide, top 69%, 285 students, 0% FRL).
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Knox County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1896 — 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 D-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. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 9.0

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-9,108
• Equity at exit: $11,913

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-3,010
• Equity at exit: $6,908

Cash invested: $22,372 (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 61410

• Home prices YoY: -25.1%
• Active inventory: 13
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $736 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$155
• Net cashflow: $60

Break-even live

Break-even rent $660

Max offer price $79,900

Occupancy floor 87%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 E Jackson St Abingdon, IL	2.0	1.0	576	$736	$1.28	43d	1	0.11mi

Listing history 19 events

1. 2026-06-18
   days on market $79,900 Under Contract 185 DOM
2. 2026-06-17
   days on market $79,900 Under Contract 184 DOM
3. 2026-06-16
   days on market $79,900 Under Contract 183 DOM
4. 2026-06-15
   days on market $79,900 Under Contract 182 DOM
5. 2026-06-13
   days on market $79,900 Under Contract 180 DOM
6. 2026-06-12
   days on market $79,900 Under Contract 179 DOM
7. 2026-06-09
   days on market $79,900 Under Contract 176 DOM
8. 2026-06-08
   days on market $79,900 Under Contract 175 DOM
9. 2026-06-07
   days on market $79,900 Under Contract 174 DOM
10. 2026-06-07
    days on market $79,900 Under Contract 173 DOM
11. 2026-06-04
    days on market $79,900 Under Contract 170 DOM
12. 2026-06-02
    days on market $79,900 Under Contract 169 DOM
13. 2026-06-01
    days on market $79,900 Under Contract 168 DOM
14. 2026-05-31
    days on market $79,900 Under Contract 167 DOM
15. 2026-05-31
    days on market $79,900 Under Contract 166 DOM
16. 2026-03-20
    historical Under Contract
17. 2026-01-13
    status Active
18. 2025-11-24
    listed $79,900 Active
19. 2015-06-22
    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: $825 · $69/mo
• Projected year-2 tax: $1,319 · $110/mo
• Expected delta: +$494/yr (+$41/mo · 59.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,832
• − Mortgage interest: −$4,476
• − Property taxes: −$825
• − Insurance: −$400
• − Repairs & maintenance: −$707
• − Management: −$707
• − Depreciation: −$2,324
• Taxable loss: −$605
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $870/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)

No district data.

Livability — Abingdon

• Score: 60/100
• State rank: #976
• US rank: #18884

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abingdon, IL
• Population (ZIP): 3,763

Population outlook (Knox County) Hauer SSP2

• Today (2025): 48,224 people
• By 2030: 46,333 · -3.9%
• By 2040: 42,424 · -12.0%
• By 2050: 38,929 · -19.3%
• By 2075: 31,523 · -34.6%
• By 2100: 24,092 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 2% Black 1%
• Common ancestry: Slovak 6% Italian 1% English 1%
• Foreign-born: 0%

Political lean MEDSL · Knox

• 2024 margin: Lean R (+9.4) · D 44.4% · R 53.7% · Other 1.9%
• 2008→2024 swing: -29.3pp toward R · 2008: 19.9pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.6 2016: R+3.3 2012: D+17.1 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.79%
• Current HPI: 154.296
• 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

4 events — show timeline

• 2026-03-20 Contingent — RMLSA as Distributed by MLS Grid
• 2026-01-13 Relisted — RMLSA as Distributed by MLS Grid
• 2025-11-24 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2015-06-22 Listing Removed — RMLSA as Distributed by MLS Grid

Property tax history

+38.5%/yr

Latest (2024): $825 · +6.5% YoY. Source: county tax records.