310 S Pine St · Stonington, IL 62567

$145,000

4 bd · 3.0 ba · 1,208 sqft · SingleFamily public records · 39 Days on market

Built 1903 0.41 ac lot Est $112k · 29% over

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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 +16.0/30.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-story home situated on a generous . 4-acre lot, offering both space and character in a convenient layout. New carpet put in early 2025, providing a fresh start for the next owner. Most windows have been replaced (all but two), and the roof was replaced around 2016. Step onto the covered front porch—ideal for relaxing mornings or evening gatherings. The property includes a detached 1-car garage and an unfinished basement, accessible from inside the home or via exterior cellar doors, offering excellent storage or future finishing potential. Inside, you'll find a large kitchen with ample cabinetry & counterspace, perfect for meal prep or holiday baking.

Key facts

• Replaced windows
• Covered front porch
• Generous lot

Tags

• 2 STORY HOME
• GENEROUS LOT
• NEW CARPET
• REPLACED WINDOWS
• REPLACED ROOF
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1903
• Construction: Shingle roof; Building area total listed as 2391; Not new construction
• Exterior features: Level lot; Lot dimensions approximately 112.5 x 160

Interior

• Kitchen: Tile flooring in the kitchen; Includes dishwasher and refrigerator
• Bedrooms: Three bedrooms (all on the upper level); Primary bedroom ~14.2 x 14.1 with egress window; Second bedroom ~11.6 x 17.11 with egress window; Third bedroom ~12.2 x 9.1 with egress window
• Flooring: Carpet in bedrooms, living room, family room and other main areas; Hardwood in the dining room; Tile in the kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dishwasher; Refrigerator; No fireplaces listed; Crawl space and partial, unfinished basement
• Laundry & utility: Main-level laundry room (~9.3 x 15.5)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $72 ($866/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 $137k (5.5% below list).
• Recommended offer: $137k (5.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#926 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities F.
• Taylorville CUSD 3 (town): math 14% / reading 31% proficiency, ranked #383 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Taylorville Jr High School (math 14% / reading 42%, grade F, #284 of 665 statewide, top 44%, 683 students, 0% FRL); Taylorville Sr High School (math 12% / reading 17%, grade F, #479 of 693 statewide, top 71%, 781 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: 4 active listings in the ZIP; 26 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Christian County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($141k) 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.
• Current owner paid $98k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,017 (5.5% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $112,344
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 S Maple St	0.21mi	4/1.0	1,295 (+7%)	5mo	$120,000	$93	66
311 Locust St	0.12mi	3/1.5 (-1)	1,190 (-2%)	21mo	$121,000	$102	64
309 W North St	0.52mi	3/1.0 (-1)	1,032 (-15%)	1mo	$91,300	$88	38

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-18,875
• Equity at exit: $21,620

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-10,414
• Equity at exit: $12,537

Cash invested: $40,600 (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 62567

• Home prices YoY: -12.7%
• Active inventory: 4
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$189 /mo · $2,274/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $72

Break-even live

Break-even rent $1,279

Max offer price $145,000

Occupancy floor 90%

Sensitivity live

Price	-10% $154	-5% $113	+0% $72	+5% $31	+10% $-10
Rent	-10% $-36	-5% $18	+0% $72	+5% $126	+10% $180
Rate	-1.0pp $145	-0.5pp $109	base $72	+0.5pp $35	+1.0pp $-4

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-10
   status Pending
2. 2026-03-01
   historical
3. 2026-02-27
   listed $145,000 Active
4. 2025-10-27
   price
5. 2025-08-27
   listed Active
6. 2025-08-21
   historical
7. 2021-08-06
   historical
8. 2021-07-19
   soldstatus $98,000
9. 2014-07-24
   soldstatus $86,000
10. 2010-11-12
    soldstatus $15,000

ⓘ 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: $2,274 · $189/mo
• Projected year-2 tax: $2,783 · $232/mo
• Expected delta: +$509/yr (+$42/mo · 22.4%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,442
• − Mortgage interest: −$8,122
• − Property taxes: −$2,274
• − Insurance: −$725
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,218
• Taxable loss: −$1,528
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $1,233/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: Taylorville CUSD 3
• NCES district ID: 1738700
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $45,940
• Composite: 19.53/100
• National rank: #8764
• State rank: #383 of 620 in IL

Livability — Stonington

• Score: 61/100
• State rank: #926
• US rank: #17979

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: Stonington, IL
• Population (ZIP): 861

Population outlook (Christian County) Hauer SSP2

• Today (2025): 31,182 people
• By 2030: 29,787 · -4.5%
• By 2040: 26,793 · -14.1%
• By 2050: 23,757 · -23.8%
• By 2075: 17,333 · -44.4%
• By 2100: 11,573 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 4% Iranian 3% Slovak 3%
• Foreign-born: 1% · Canada, Jamaica, China
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -40.4pp toward R · 2008: -6.3pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+44.6 2016: R+42.7 2012: R+23.1 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.89%
• Current HPI: 157.7684
• 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

+866.7% since first listed

10 events — show timeline

• 2026-04-10 Pending — RMLSA as Distributed by MLS Grid
• 2026-03-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-02-27 Listed $145,000 RMLSA as Distributed by MLS Grid
• 2025-10-27 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-08-27 Listed — RMLSA as Distributed by MLS Grid
• 2025-08-21 Coming Soon — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-07-19 Sold (Public Records) $98,000 Public Records
• 2014-07-24 Sold (Public Records) $86,000 Public Records
• 2010-11-12 Sold (Public Records) $15,000 Public Records

Property tax history

+3.1%/yr

Latest (2024): $2,274 · +3.4% YoY. Source: county tax records.