803 W Pine St · Robinson, IL 62454

$19,000

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 43 Days on market

Built 1900 5,227 sqft lot $17/sqft · 69% below area ↓ 25% since listing

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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 +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

Here's your chance to buy a 3 bedroom home, manageable yard, 2 Car Garage and a Carport with ally access at a very reasonable price! The house offers a good size living room, large bedrooms, a kitchen, and a laundry room. With some vision and updates this property could be turned into an investment property or a quaint home. This is located in a convenient area of town near several local amenities. FYI- the bathroom needs a sink & shower. Obviously, at this price the property is selling as-is.

Key facts

• Manageable yard
• 2 car garage
• Local amenities

Tags

• 2 CAR GARAGE
• CARPORT WITH ALLY ACCESS
• MANAGEABLE YARD
• LOCAL AMENITIES

Property features AI

Finance

• Other: Listing broker: KLEIN RLTY & AUCTION, INC.
• Financial info: Tax amount provided (not included per instructions)
• HOA & community: No subdivision

Exterior

• Parking: Detached 2-car garage
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Vinyl siding; Built details not provided
• Exterior features: Level lot; Rectangular lot shape

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom (main level)
• Heating & cooling: No heating; No cooling
• Interior features: Crawl space basement; Seven total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $19k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $19k).
• Recommended offer: $18k (3.0% below list) — sets the bar for market timing.

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+, amenities F, commute 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.
• Zoned schools: Washington Elem School (410 students, 0% FRL); Nuttall Middle School (math 17% / reading 45%, grade F, #233 of 665 statewide, top 36%, 332 students, 0% FRL); Robinson High School (math 22% / reading 27%, grade F, #256 of 693 statewide, top 44%, 452 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $131 of loan paydown is wiped out by about $570 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 4.21% ✓
• Cap rate: 36.33%
• Cash-on-cash: 107.29%
• DSCR: 5.77
• GRM: 2.0

CMA / ARV

• ARV (median comp): $60,655
• List price: $19,000
• Delta: -68.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 W Ash St	0.49mi	2/1.0 (-1)	1,016 (-7%)	1mo	$87,000	$86	60
804 S Jefferson St	0.58mi	3/1.0	1,161 (+7%)	16mo	$73,000	$63	49
504 W Holly St	0.73mi	3/1.5	1,116 (+3%)	22mo	$140,000	$125	41

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: —
• Equity multiple: 6.12×
• Total profit: $27,243
• Equity at exit: $2,833

10-year hold

• IRR: —
• Equity multiple: 12.81×
• Total profit: $62,843
• Equity at exit: $1,643

Cash invested: $5,320 (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: 2.0×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$100
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $476

Break-even live

Break-even rent $198

Max offer price $19,000

Occupancy floor 36%

Sensitivity live

Price	-10% $486	-5% $481	+0% $476	+5% $470	+10% $465
Rent	-10% $412	-5% $444	+0% $476	+5% $507	+10% $539
Rate	-1.0pp $485	-0.5pp $480	base $476	+0.5pp $471	+1.0pp $466

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: $4,750
• Closing costs: $570
• 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	45d	1	0.09mi

Listing history 18 events

1. 2026-06-21
   pricedays on market $19,000 Active 43 DOM
2. 2026-06-18
   days on market $21,000 Active 41 DOM
3. 2026-06-17
   days on market $21,000 Active 40 DOM
4. 2026-06-16
   days on market $21,000 Active 39 DOM
5. 2026-06-15
   days on market $21,000 Active 38 DOM
6. 2026-06-13
   days on market $21,000 Active 36 DOM
7. 2026-06-12
   days on market $21,000 Active 35 DOM
8. 2026-06-09
   days on market $21,000 Active 32 DOM
9. 2026-06-08
   days on market $21,000 Active 31 DOM
10. 2026-06-07
    days on market $21,000 Active 30 DOM
11. 2026-06-07
    days on market $21,000 Active 29 DOM
12. 2026-06-04
    days on market $21,000 Active 26 DOM
13. 2026-06-02
    days on market $21,000 Active 25 DOM
14. 2026-06-01
    days on market $21,000 Active 24 DOM
15. 2026-05-31
    days on market $21,000 Active 23 DOM
16. 2026-05-31
    days on market $21,000 Active 22 DOM
17. 2026-05-07
    listed $25,000 Active 504-char remark
18. 2017-11-17
    soldstatus $28,000

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $586 · $49/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 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: −$1,064
• − Property taxes: −$586
• − Insurance: −$95
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$553
• Taxable income: $5,766
• Est. tax owed @ 24.0%: −$1,384
• After-tax cash flow: $4,324/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

-25.0% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $21,000 IRMLS
• 2026-05-07 Listed $25,000 IRMLS
• 2017-11-17 Sold (Public Records) $28,000 Public Records

Property tax history

+6.5%/yr

Latest (2024): $586 · +22.7% YoY. Source: county tax records.