330 N West St · Carlinville, IL 62626

$89,000

2 bd · 1.0 ba · 1,105 sqft · SingleFamily · 73 Days on market

Built 1940 7,884 sqft lot $81/sqft · 47% above area Est $60k · 47% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

New roof! This home features original hardwood, sizeable rooms and a great fenced in back yard. 1-Car detached garage with additional storage built on. Partial unfinished basement offers ample storage. Selling AS-IS. Sellers to make no repairs.

Key facts

• 7,884 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.5% in Carlinville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#477 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment D, schools D-, crime F.
• Carlinville CUSD 1 (town): math 33% / reading 40% proficiency, ranked #168 of 620 in IL (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 70 units permitted in Macoupin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Macoupin County population projected at -27% 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1940 — 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. Crime grade is F 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?
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: 1.20% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $60,494
• List price: $89,000
• Delta: 47.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 N Chiles St	0.31mi	2/1.5	1,069 (-3%)	8mo	$72,000	$67	71
624 Sumner St	0.45mi	2/2.0	1,080 (-2%)	10mo	$107,000	$99	63
410 N West St	0.09mi	2/1.0	965 (-13%)	15mo	$61,000	$63	62
353 Plum St	0.06mi	3/1.0 (+1)	1,248 (+13%)	10mo	$49,900	$40	62
628 University St	0.55mi	2/1.0	1,140 (+3%)	9mo	$104,000	$91	62
512 S Broad St	0.51mi	2/1.5	1,163 (+5%)	8mo	$104,000	$89	58
611 Harrington St	0.44mi	3/2.0 (+1)	1,218 (+10%)	1mo	$115,000	$94	52
431 Sumner St	0.40mi	3/1.0 (+1)	940 (-15%)	1mo	$82,500	$88	50
903 N Charles St	0.57mi	3/1.5 (+1)	1,090 (-1%)	21mo	$45,000	$41	47
732 Johnson St	0.56mi	3/2.0 (+1)	1,155 (+4%)	17mo	$59,900	$52	43
418 E Elm St	0.74mi	3/2.5 (+1)	1,100 (-0%)	13mo	$89,700	$82	42
402 Harrington St	0.44mi	3/2.0 (+1)	1,200 (+9%)	21mo	$74,000	$62	39

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $289
• Equity at exit: $13,270

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $19,238
• Equity at exit: $7,695

Cash invested: $24,920 (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 62626

• Home prices YoY: -14.8%
• Active inventory: 38
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $231

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 73%

Sensitivity live

Price	-10% $292	-5% $261	+0% $231	+5% $200	+10% $169
Rent	-10% $146	-5% $188	+0% $231	+5% $273	+10% $315
Rate	-1.0pp $276	-0.5pp $253	base $231	+0.5pp $208	+1.0pp $184

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 N East St Unit A Carlinville, IL	2.0	1.5	1100	$1,100	$1.00	24d	1	0.19mi
213 N East St Unit B Carlinville, IL	2.0	1.5	1100	$1,100	$1.00	44d	1	0.19mi
524 N Chiles St Carlinville, IL	3.0	1.0	1000	$1,000	$1.00	44d	1	0.34mi
928 Sumner St Carlinville, IL	3.0	2.0	1100	$1,000	$0.91	24d	1	0.61mi

Listing history 17 events

1. 2026-06-21
   days on market $89,000 Active 73 DOM
2. 2026-06-18
   days on market $89,000 Active 71 DOM
3. 2026-06-17
   days on market $89,000 Active 70 DOM
4. 2026-06-16
   days on market $89,000 Active 69 DOM
5. 2026-06-15
   days on market $89,000 Active 68 DOM
6. 2026-06-13
   days on market $89,000 Active 66 DOM
7. 2026-06-12
   days on market $89,000 Active 65 DOM
8. 2026-06-09
   days on market $89,000 Active 62 DOM
9. 2026-06-08
   days on market $89,000 Active 61 DOM
10. 2026-06-07
    days on market $89,000 Active 60 DOM
11. 2026-06-07
    days on market $89,000 Active 59 DOM
12. 2026-06-04
    days on market $89,000 Active 56 DOM
13. 2026-06-02
    days on market $89,000 Active 55 DOM
14. 2026-06-01
    days on market $89,000 Active 54 DOM
15. 2026-05-31
    days on market $89,000 Active 53 DOM
16. 2026-05-31
    days on market $89,000 Active 52 DOM
17. 2026-04-08
    listed $89,000 Active 245-char remark

    Show marketing remark (245 chars)

    New roof! This home features original hardwood, sizeable rooms and a great fenced in back yard. 1-Car detached garage with additional storage built on. Partial unfinished basement offers ample storage. Selling AS-IS. Sellers to make no repairs.

ⓘ 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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,847
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,589
• Taxable income: $1,437
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,424/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: Carlinville CUSD 1
• NCES district ID: 1708430
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $53,617
• Composite: 31.91/100
• National rank: #5854
• State rank: #168 of 620 in IL

Livability — Carlinville

• Score: 68/100
• State rank: #477
• US rank: #9883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlinville, IL
• City population: 7,911
• Population (ZIP): 7,911

Population outlook (Macoupin County) Hauer SSP2

• Today (2025): 42,867 people
• By 2030: 40,796 · -4.8%
• By 2040: 36,135 · -15.7%
• By 2050: 31,469 · -26.6%
• By 2075: 22,102 · -48.4%
• By 2100: 15,380 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 1% Italian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Macoupin

• 2024 margin: Solid R (+39.2) · D 29.4% · R 68.7% · Other 1.9%
• 2008→2024 swing: -49.0pp toward R · 2008: 9.8pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+35.0 2012: R+7.0 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.39%
• Current HPI: 180.5544
• 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

1 event — show timeline

• 2026-04-08 Listed $89,000 RMLSA as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2024): $18 · -4.4% YoY. Source: county tax records.