206 E Poplar St · Robinson, IL 62454

$75,000

2 bd · 1.0 ba · 918 sqft · Other public records · 18 Days on market

Built 1904 10,454 sqft lot

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Why this score? — see what drove the C- 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

Welcome home to 206 E. Poplar! This charming 2 bedroom, 1 bath home features numerous updates, including a new HVAC system, new appliances, replacement windows, a new roof, updated flooring, and fresh paint throughout. Enjoy relaxing on the cute covered front porch, perfect for morning coffee or evening unwinding. The spacious backyard offers plenty of room for outdoor activities, gardening, or entertaining, and includes a convenient storage shed for all your tools and equipment. With its modern updates, inviting character, and move-in-ready condition, this home is one you won't want to miss!

Key facts

• Fresh paint
• New appliances
• Updated flooring

Tags

• NEW HVAC SYSTEM
• NEW APPLIANCES
• REPLACEMENT WINDOWS
• NEW ROOF
• UPDATED FLOORING
• FRESH PAINT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level / 1 story
• Construction: Vinyl siding; Shingle roof; Built with crawl space foundation
• Exterior features: Front porch; Gravel road access; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Dishwasher; Gas water heater; Microwave; Range; Crawl space basement
• Laundry & utility: Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $75k).
• Recommended offer: $74k (1.5% 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+, schools F, amenities 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.
• 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 $519 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $75k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1904 — 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. 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: 1.07% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.8

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-3,468
• Equity at exit: $11,183

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $8,158
• Equity at exit: $6,485

Cash invested: $21,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $136

Break-even live

Break-even rent $627

Max offer price $75,000

Occupancy floor 78%

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: $18,750
• Closing costs: $2,250
• 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	44d	1	0.54mi

Listing history 14 events

1. 2026-06-18
   days on market $75,000 Active 18 DOM
2. 2026-06-17
   days on market $75,000 Active 17 DOM
3. 2026-06-16
   days on market $75,000 Active 16 DOM
4. 2026-06-15
   days on market $75,000 Active 15 DOM
5. 2026-06-13
   days on market $75,000 Active 13 DOM
6. 2026-06-12
   days on market $75,000 Active 12 DOM
7. 2026-06-09
   days on market $75,000 Active 9 DOM
8. 2026-06-08
   days on market $75,000 Active 8 DOM
9. 2026-06-07
   days on market $75,000 Active 7 DOM
10. 2026-06-07
    days on market $75,000 Active 6 DOM
11. 2026-06-04
    days on market $75,000 Active 3 DOM
12. 2026-06-02
    days on market $75,000 Active 2 DOM
13. 2026-05-31
    remarks 599-char remark
14. 2026-05-31
    listed $75,000 Active 1 DOM

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $1,278 · $106/mo
• Expected delta: +$425/yr (+$35/mo · 49.8%)

ⓘ 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 ≥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: −$4,201
• − Property taxes: −$853
• − Insurance: −$375
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,182
• Taxable income: $453
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $1,528/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

+177.8% since first listed

2 events — show timeline

• 2026-05-31 Listed $75,000 CIBR
• 2009-09-18 Sold (Public Records) $27,000 Public Records

Property tax history

+7.0%/yr

Latest (2024): $853 · +10.7% YoY. Source: county tax records.