208 W Pennsylvania Ave · Pittsburg, IL 62974

$94,900

3 bd · 2.0 ba · 1,848 sqft · SingleFamily · 152 Days on market

Built 1978 0.34 ac lot $51/sqft · 45% below area Est $171k · 45% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +6.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Attention! Seller will provide a $5,000 credit toward renovations and first year home warranty! Recent updates include new Sunroom/Carport roof, 3 year old hot water tank, 3 year old HVAC, and 4 year old kitchen stove with convection. Roof was new in 2006. Perfect starter home for a young family to spread out and enjoy land, space, and great schools, or a great place to downsize in a quiet community. Home is move-in ready, but waiting on a journey to the 21st Century! Lovely corner property with two lots equaling 1/3 acre just a couple blocks off Hwy 166 with a solid, extremely well-maintained home. Full metal wheelchair ramp can stay with the property if desired. The classy outbuilding is she- or he-shed-ready with lights, power outlets inside and out, and a ceiling fan!

Key facts

• Two lots
• Corner property
• 0.34 acre lot

Tags

• CORNER PROPERTY
• TWO LOTS
• FULL METAL WHEELCHAIR RAMP
• OUTBUILDING WITH LIGHTS
• OUTBUILDING WITH POWER OUTLETS
• OUTBUILDING WITH CEILING FAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,047 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime D-.
• Marion CUSD 2 (urban): math 20% / reading 31% proficiency, ranked #317 of 620 in IL (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($656 loan paydown + $2k appreciation (2.3% local appreciation)).
• At projected returns (2.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.82%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $171,172
• List price: $94,900
• Delta: -44.56%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11683 Macie Dr	0.36mi	3/2.0	1,940 (+5%)	11mo	$350,000	$180	65
400 E Perry St	0.37mi	3/2.0	1,584 (-14%)	22mo	$160,000	$101	40

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

Projected returns pro-forma

2.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.98×
• Total profit: $26,165
• Equity at exit: $39,042

10-year hold

• IRR: 19.9%
• Equity multiple: 3.72×
• Total profit: $72,263
• Equity at exit: $57,486

Cash invested: $26,572 (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 62974

• Home prices YoY: 1.6%
• Active inventory: 8
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $284

Break-even live

Break-even rent $914

Max offer price $94,900

Occupancy floor 73%

Sensitivity live

Price	-10% $350	-5% $317	+0% $284	+5% $251	+10% $218
Rent	-10% $183	-5% $234	+0% $284	+5% $334	+10% $385
Rate	-1.0pp $332	-0.5pp $308	base $284	+0.5pp $259	+1.0pp $234

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $94,900 Active 152 DOM
2. 2026-06-19
   days on market $94,900 Active 150 DOM
3. 2026-06-18
   days on market $94,900 Active 149 DOM
4. 2026-06-17
   days on market $94,900 Active 148 DOM
5. 2026-06-16
   days on market $94,900 Active 147 DOM
6. 2026-06-15
   days on market $94,900 Active 146 DOM
7. 2026-06-14
   days on market $94,900 Active 144 DOM
8. 2026-06-13
   days on market $94,900 Active 143 DOM
9. 2026-06-10
   days on market $94,900 Active 142 DOM
10. 2026-06-09
    days on market $94,900 Active 141 DOM
11. 2026-06-09
    days on market $94,900 Active 140 DOM
12. 2026-06-07
    days on market $94,900 Active 139 DOM
13. 2026-06-05
    days on market $94,900 Active 136 DOM
14. 2026-06-03
    days on market $94,900 Active 135 DOM
15. 2026-06-02
    days on market $94,900 Active 134 DOM
16. 2026-06-01
    days on market $94,900 Active 133 DOM
17. 2026-05-31
    days on market $94,900 Active 132 DOM
18. 2026-05-30
    days on market $94,900 Active 131 DOM
19. 2026-01-26
    status Active 786-char remark

    Show marketing remark (786 chars)

    Attention! Seller will provide a $5,000 credit toward renovations and first year home warranty! Recent updates include new Sunroom/Carport roof, 3 year old hot water tank, 3 year old HVAC, and 4 year old kitchen stove with convection. Roof was new in 2006. Perfect starter home for a young family to spread out and enjoy land, space, and great schools, or a great place to downsize in a quiet community. Home is move-in ready, but waiting on a journey to the 21st Century! Lovely corner property with two lots equaling 1/3 acre just a couple blocks off Hwy 166 with a solid, extremely well-maintained home. Full metal wheelchair ramp can stay with the property if desired. The classy outbuilding is she- or he-shed-ready with lights, power outlets inside and out, and a ceiling fan!

20. 2026-01-08
    historical 786-char remark

    Show marketing remark (786 chars)

    Attention! Seller will provide a $5,000 credit toward renovations and first year home warranty! Recent updates include new Sunroom/Carport roof, 3 year old hot water tank, 3 year old HVAC, and 4 year old kitchen stove with convection. Roof was new in 2006. Perfect starter home for a young family to spread out and enjoy land, space, and great schools, or a great place to downsize in a quiet community. Home is move-in ready, but waiting on a journey to the 21st Century! Lovely corner property with two lots equaling 1/3 acre just a couple blocks off Hwy 166 with a solid, extremely well-maintained home. Full metal wheelchair ramp can stay with the property if desired. The classy outbuilding is she- or he-shed-ready with lights, power outlets inside and out, and a ceiling fan!

21. 2026-01-07
    status Active 786-char remark

    Show marketing remark (786 chars)

    Attention! Seller will provide a $5,000 credit toward renovations and first year home warranty! Recent updates include new Sunroom/Carport roof, 3 year old hot water tank, 3 year old HVAC, and 4 year old kitchen stove with convection. Roof was new in 2006. Perfect starter home for a young family to spread out and enjoy land, space, and great schools, or a great place to downsize in a quiet community. Home is move-in ready, but waiting on a journey to the 21st Century! Lovely corner property with two lots equaling 1/3 acre just a couple blocks off Hwy 166 with a solid, extremely well-maintained home. Full metal wheelchair ramp can stay with the property if desired. The classy outbuilding is she- or he-shed-ready with lights, power outlets inside and out, and a ceiling fan!

22. 2026-01-06
    historical 786-char remark

    Show marketing remark (786 chars)

    Attention! Seller will provide a $5,000 credit toward renovations and first year home warranty! Recent updates include new Sunroom/Carport roof, 3 year old hot water tank, 3 year old HVAC, and 4 year old kitchen stove with convection. Roof was new in 2006. Perfect starter home for a young family to spread out and enjoy land, space, and great schools, or a great place to downsize in a quiet community. Home is move-in ready, but waiting on a journey to the 21st Century! Lovely corner property with two lots equaling 1/3 acre just a couple blocks off Hwy 166 with a solid, extremely well-maintained home. Full metal wheelchair ramp can stay with the property if desired. The classy outbuilding is she- or he-shed-ready with lights, power outlets inside and out, and a ceiling fan!

23. 2025-12-23
    historical 786-char remark

    Show marketing remark (786 chars)

    Attention! Seller will provide a $5,000 credit toward renovations and first year home warranty! Recent updates include new Sunroom/Carport roof, 3 year old hot water tank, 3 year old HVAC, and 4 year old kitchen stove with convection. Roof was new in 2006. Perfect starter home for a young family to spread out and enjoy land, space, and great schools, or a great place to downsize in a quiet community. Home is move-in ready, but waiting on a journey to the 21st Century! Lovely corner property with two lots equaling 1/3 acre just a couple blocks off Hwy 166 with a solid, extremely well-maintained home. Full metal wheelchair ramp can stay with the property if desired. The classy outbuilding is she- or he-shed-ready with lights, power outlets inside and out, and a ceiling fan!

24. 2025-12-17
    historical
25. 2025-11-14
    price 786-char remark

    Show marketing remark (786 chars)

    Attention! Seller will provide a $5,000 credit toward renovations and first year home warranty! Recent updates include new Sunroom/Carport roof, 3 year old hot water tank, 3 year old HVAC, and 4 year old kitchen stove with convection. Roof was new in 2006. Perfect starter home for a young family to spread out and enjoy land, space, and great schools, or a great place to downsize in a quiet community. Home is move-in ready, but waiting on a journey to the 21st Century! Lovely corner property with two lots equaling 1/3 acre just a couple blocks off Hwy 166 with a solid, extremely well-maintained home. Full metal wheelchair ramp can stay with the property if desired. The classy outbuilding is she- or he-shed-ready with lights, power outlets inside and out, and a ceiling fan!

26. 2025-11-14
    price 786-char remark

    Show marketing remark (786 chars)

    Attention! Seller will provide a $5,000 credit toward renovations and first year home warranty! Recent updates include new Sunroom/Carport roof, 3 year old hot water tank, 3 year old HVAC, and 4 year old kitchen stove with convection. Roof was new in 2006. Perfect starter home for a young family to spread out and enjoy land, space, and great schools, or a great place to downsize in a quiet community. Home is move-in ready, but waiting on a journey to the 21st Century! Lovely corner property with two lots equaling 1/3 acre just a couple blocks off Hwy 166 with a solid, extremely well-maintained home. Full metal wheelchair ramp can stay with the property if desired. The classy outbuilding is she- or he-shed-ready with lights, power outlets inside and out, and a ceiling fan!

27. 2025-06-11
    listed $94,900 Active 786-char remark

    Show marketing remark (786 chars)

    Attention! Seller will provide a $5,000 credit toward renovations and first year home warranty! Recent updates include new Sunroom/Carport roof, 3 year old hot water tank, 3 year old HVAC, and 4 year old kitchen stove with convection. Roof was new in 2006. Perfect starter home for a young family to spread out and enjoy land, space, and great schools, or a great place to downsize in a quiet community. Home is move-in ready, but waiting on a journey to the 21st Century! Lovely corner property with two lots equaling 1/3 acre just a couple blocks off Hwy 166 with a solid, extremely well-maintained home. Full metal wheelchair ramp can stay with the property if desired. The classy outbuilding is she- or he-shed-ready with lights, power outlets inside and out, and a ceiling fan!

28. 2025-06-11
    listed Active 786-char remark

    Show marketing remark (786 chars)

    Attention! Seller will provide a $5,000 credit toward renovations and first year home warranty! Recent updates include new Sunroom/Carport roof, 3 year old hot water tank, 3 year old HVAC, and 4 year old kitchen stove with convection. Roof was new in 2006. Perfect starter home for a young family to spread out and enjoy land, space, and great schools, or a great place to downsize in a quiet community. Home is move-in ready, but waiting on a journey to the 21st Century! Lovely corner property with two lots equaling 1/3 acre just a couple blocks off Hwy 166 with a solid, extremely well-maintained home. Full metal wheelchair ramp can stay with the property if desired. The classy outbuilding is she- or he-shed-ready with lights, power outlets inside and out, and a ceiling fan!

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,285
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$2,761
• Taxable income: $2,067
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $2,911/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: Marion CUSD 2
• NCES district ID: 1724600
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 31% ▼ -11.00%
• Median HH income: $46,221
• Composite: 22.07/100
• National rank: #8189
• State rank: #317 of 620 in IL

Livability — Pittsburg

• Score: 59/100
• State rank: #1047
• US rank: #20047

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsburg, IL
• Population (ZIP): 1,648

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Native American 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.31%
• Current HPI: 147.1708
• 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

10 events — show timeline

• 2026-01-26 Relisted — MRED as Distributed by MLS Grid
• 2026-01-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-07 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-23 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-14 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-14 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-11 Listed — RMLSA as Distributed by MLS Grid
• 2025-06-11 Listed $94,900 MRED as Distributed by MLS Grid