210 Orchard St · Zeigler, IL 62999

$52,900

1 bd · 1.0 ba · 930 sqft · Other · 148 Days on market

Built 1950 5,000 sqft lot $57/sqft · 30% above area Est $41k · 30% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Calling all savvy investors and home-seekers! This cozy 1-bedroom, 1-bath home in the heart of Zeigler is packed with potential and personality. Whether you're looking to grow your rental portfolio or searching for a peaceful personal retreat, this is your chance! Step into a welcoming living area that flows into a bonus space perfect for a dining room or office. The kitchen is conveniently located with the bathroom and laundry room just off to the side, adding functionality to everyday living. Enjoy the peace and privacy of a large backyard with no neighbors behind you, and direct access to the adjacent city park. Affordable, adorable, and waiting for your touch—Call today for a showing!

Key facts

• Large backyard
• Bonus space
• 5,000 sq ft lot

Tags

• LARGE BACKYARD
• DIRECT ACCESS TO CITY PARK
• BONUS SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $53k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $53k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,012 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: schools F, amenities F, commute F.
• Zeigler-Royalton CUSD 188 (rural): math 10% / reading 20% proficiency, ranked #524 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $517 of equity ($366 loan paydown + $151 appreciation (0.3% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago 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 $10k; list at $53k implies a 404% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1950 — 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 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. 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: 1.66% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.77%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $40,735
• List price: $52,900
• Delta: 29.86%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 2.37×
• Total profit: $20,223
• Equity at exit: $16,119

10-year hold

• IRR: 31.1%
• Equity multiple: 4.55×
• Total profit: $52,509
• Equity at exit: $19,992

Cash invested: $14,812 (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 62999

• Home prices YoY: 0.3%
• Active inventory: 6
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$277
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $330

Break-even live

Break-even rent $457

Max offer price $52,900

Occupancy floor 57%

Sensitivity live

Price	-10% $360	-5% $345	+0% $330	+5% $315	+10% $301
Rent	-10% $261	-5% $296	+0% $330	+5% $365	+10% $400
Rate	-1.0pp $357	-0.5pp $344	base $330	+0.5pp $317	+1.0pp $303

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: $13,225
• Closing costs: $1,587
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $52,900 Active 148 DOM
2. 2026-06-18
   days on market $52,900 Active 147 DOM
3. 2026-06-17
   days on market $52,900 Active 146 DOM
4. 2026-06-16
   days on market $52,900 Active 145 DOM
5. 2026-06-15
   days on market $52,900 Active 144 DOM
6. 2026-06-14
   days on market $52,900 Active 142 DOM
7. 2026-06-13
   days on market $52,900 Active 141 DOM
8. 2026-06-10
   days on market $52,900 Active 139 DOM
9. 2026-06-09
   days on market $52,900 Active 138 DOM
10. 2026-06-08
    days on market $52,900 Active 137 DOM
11. 2026-06-07
    days on market $52,900 Active 136 DOM
12. 2026-06-02
    days on market $52,900 Active 131 DOM
13. 2026-06-01
    days on market $52,900 Active 130 DOM
14. 2026-05-31
    days on market $52,900 Active 129 DOM
15. 2026-05-30
    days on market $52,900 Active 128 DOM
16. 2026-01-22
    listed $52,900 Active 703-char remark

    Show marketing remark (703 chars)

    Calling all savvy investors and home-seekers! This cozy 1-bedroom, 1-bath home in the heart of Zeigler is packed with potential and personality. Whether you're looking to grow your rental portfolio or searching for a peaceful personal retreat, this is your chance! Step into a welcoming living area that flows into a bonus space perfect for a dining room or office. The kitchen is conveniently located with the bathroom and laundry room just off to the side, adding functionality to everyday living. Enjoy the peace and privacy of a large backyard with no neighbors behind you, and direct access to the adjacent city park. Affordable, adorable, and waiting for your touch—Call today for a showing!

17. 2025-08-12
    historical
18. 2025-08-12
    historical
19. 2025-07-21
    price
20. 2025-05-14
    listed Active
21. 2024-08-29
    historical
22. 2024-08-29
    historical
23. 2024-08-01
    price
24. 2024-07-30
    listed Active
25. 2022-06-22
    price $625
26. 2021-08-06
    historical
27. 2016-01-25
    soldstatus $10,500
28. 2016-01-25
    soldstatus $10,500
29. 2015-11-13
    listed $24,900
30. 2015-11-13
    listed $24,900
31. 2015-11-12
    historical

ⓘ 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: $743 · $62/mo
• Projected year-2 tax: $972 · $81/mo
• Expected delta: +$229/yr (+$19/mo · 30.8%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,508
• − Mortgage interest: −$2,963
• − Property taxes: −$743
• − Insurance: −$264
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$1,539
• Taxable income: $3,318
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $3,169/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: Zeigler-Royalton CUSD 188
• NCES district ID: 1743800
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $37,645
• Composite: 12.55/100
• National rank: #9621
• State rank: #524 of 620 in IL

Livability — Zeigler

• Score: 60/100
• State rank: #1012
• US rank: #19423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zeigler, IL
• Population (ZIP): 1,345

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.29%
• Current HPI: 81.042
• 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

+112.4% since first listed

16 events — show timeline

• 2026-01-22 Listed $52,900 RMLSA as Distributed by MLS Grid
• 2025-08-12 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-08-12 Listing Removed — MRED as Distributed by MLS Grid
• 2025-07-21 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-05-14 Listed — RMLSA as Distributed by MLS Grid
• 2024-08-29 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-08-29 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-01 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-07-30 Listed — RMLSA as Distributed by MLS Grid
• 2022-06-22 Price Changed $625 RENT.
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2016-01-25 Sold (MLS) $10,500 MRED as Distributed by MLS Grid
• 2016-01-25 Sold (MLS) $10,500 RMLSA as Distributed by MLS Grid
• 2015-11-13 Listed $24,900 MRED as Distributed by MLS Grid
• 2015-11-13 Listed $24,900 RMLSA as Distributed by MLS Grid
• 2015-11-12 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+25.0%/yr

Latest (2024): $743 · +6.0% YoY. Source: county tax records.