517 Fremont St · Kinmundy, IL 62854

$64,900

3 bd · 2.0 ba · 912 sqft · SingleFamily public records · 34 Days on market

Built 1992

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Great opportunity! Looking for a 3 bedroom 2 bathroom manufactured home. 1992 with new kitchen cabinets, new flooring in the kitchen and bathroom remodels! With a little TLC this can be exactly what you want it to be! Over an acres.

Key facts

• New flooring
• Bathroom remodels
• New kitchen cabinets

Tags

• NEW KITCHEN CABINETS
• NEW FLOORING
• BATHROOM REMODELS
• OVER AN ACRES

Property features AI

Finance

• Other: Property listed by Equity Realty Group; Located in an unincorporated area (Township: Kimmundy)
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single manufactured home; Fee simple ownership; Age: 31–40 years
• Construction: Steel siding; Built before 1978: No; Not rebuilt or rehabilitated
• Exterior features: Lot about 1.0–1.99 acres (approximately 1.15 acres); Lot features: Other

Interior

• Kitchen: Kitchen
• Bedrooms: Master bedroom (Main, 13 x 16); Two additional bedrooms (Main, each about 7 x 10)
• Bathrooms: 2 full bathrooms; Master bathroom is a full bath
• Heating & cooling: Window air conditioning units; Other type of heating
• Interior features: Living room; Family room; Dining room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,135 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• South Central CUD 401 (rural): math 12% / reading 19% proficiency, ranked #506 of 620 in IL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Marion County population projected at -20% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.17%
• DSCR: 1.85
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $27,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 N Monroe St	0.66mi	2/2.0 (-1)	924 (+1%)	7mo	$28,000	$30	56

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: 25.5%
• Equity multiple: 2.45×
• Total profit: $26,307
• Equity at exit: $29,182

10-year hold

• IRR: 26.2%
• Equity multiple: 4.73×
• Total profit: $67,744
• Equity at exit: $44,973

Cash invested: $18,172 (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 62854

• Active inventory: 4
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $904 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $290

Break-even live

Break-even rent $536

Max offer price $64,900

Occupancy floor 63%

Sensitivity live

Price	-10% $327	-5% $309	+0% $290	+5% $272	+10% $254
Rent	-10% $219	-5% $255	+0% $290	+5% $326	+10% $362
Rate	-1.0pp $323	-0.5pp $307	base $290	+0.5pp $273	+1.0pp $256

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $64,900 Active 34 DOM
2. 2026-06-21
   days on market $64,900 Active 33 DOM
3. 2026-06-18
   days on market $64,900 Active 31 DOM
4. 2026-06-17
   days on market $64,900 Active 30 DOM
5. 2026-06-16
   days on market $64,900 Active 29 DOM
6. 2026-06-15
   days on market $64,900 Active 28 DOM
7. 2026-06-13
   days on market $64,900 Active 26 DOM
8. 2026-06-12
   days on market $64,900 Active 25 DOM
9. 2026-06-09
   days on market $64,900 Active 22 DOM
10. 2026-06-08
    days on market $64,900 Active 21 DOM
11. 2026-06-07
    days on market $64,900 Active 20 DOM
12. 2026-06-05
    days on market $64,900 Active 18 DOM
13. 2026-06-04
    days on market $64,900 Active 16 DOM
14. 2026-06-02
    days on market $64,900 Active 15 DOM
15. 2026-06-01
    days on market $64,900 Active 14 DOM
16. 2026-05-31
    days on market $64,900 Active 13 DOM
17. 2026-05-31
    days on market $64,900 Active 12 DOM
18. 2026-05-16
    listed $64,900 Active
19. 2025-10-04
    historical
20. 2025-10-03
    historical
21. 2025-04-03
    listed Active
22. 2023-12-21
    status Active
23. 2023-12-21
    historical
24. 2023-12-21
    historical
25. 2023-12-21
    historical
26. 2023-11-18
    historical
27. 2023-09-21
    price
28. 2023-05-17
    listed Active
29. 2023-05-16
    listed Active

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $1,073 · $89/mo
• Expected delta: +$400/yr (+$33/mo · 59.3%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,843
• − Mortgage interest: −$3,635
• − Property taxes: −$674
• − Insurance: −$324
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$1,888
• Taxable income: $2,587
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $2,863/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: South Central CUD 401
• NCES district ID: 1700114
• Math proficiency: 12% ▼ -1.00%
• Reading proficiency: 19% ▼ -13.00%
• Median HH income: $43,276
• Composite: 13.52/100
• National rank: #9517
• State rank: #506 of 620 in IL

Livability — Kinmundy

• Score: 58/100
• State rank: #1135
• US rank: #21440

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kinmundy, IL
• Population (ZIP): 1,561

Population outlook (Marion County) Hauer SSP2

• Today (2025): 36,071 people
• By 2030: 34,598 · -4.1%
• By 2040: 31,754 · -12.0%
• By 2050: 28,912 · -19.8%
• By 2075: 22,527 · -37.5%
• By 2100: 16,455 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Romanian 4% Iranian 3% Portuguese 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+49.5) · D 24.6% · R 74.1% · Other 1.4%
• 2008→2024 swing: -47.5pp toward R · 2008: -2.0pp · 2024: -49.5pp
• All cycles: 2024: R+49.5 2020: R+46.6 2016: R+44.9 2012: R+19.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

12 events — show timeline

• 2026-05-16 Listed $64,900 MRED as Distributed by MLS Grid
• 2025-10-04 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-03 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-03 Listed — RMLSA as Distributed by MLS Grid
• 2023-12-21 Relisted — RMLSA as Distributed by MLS Grid
• 2023-12-21 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-12-21 Listing Removed — MRED as Distributed by MLS Grid
• 2023-12-21 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-11-18 Listing Removed — RMLSA as Distributed by MLS Grid
• 2023-09-21 Price Changed — RMLSA as Distributed by MLS Grid
• 2023-05-17 Listed — RMLSA as Distributed by MLS Grid
• 2023-05-16 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+18.9%/yr

Latest (2024): $674 · +164.6% YoY. Source: county tax records.