302 S East St · Abingdon, IL 61410

$99,900

4 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 7 Days on market

Built 1978

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Easy one-level living in this 4 bed, 1.5 bath home with a solid list of recent updates. New furnace (2023), AC (2024), smart thermostat, remodeled bathroom, updated plumbing, and fresh carpet and flooring - all done in recent years. Exterior freshly painted in 2022. The large master bedroom and fenced yard add to the appeal. Move-in ready and waiting for you. Call today to schedule your showing!

Key facts

• New furnace
• Remodeled bathroom
• One-level living

Tags

• ONE-LEVEL LIVING
• NEW FURNACE
• NEW AC
• SMART THERMOSTAT
• REMODELED BATHROOM
• UPDATED PLUMBING

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Living area approximately 1440; Built in 1978
• Construction: Metal roof; Crawl space foundation; Constructed in 1978
• Exterior features: Level lot; Irregular lot dimensions; Metal roof

Interior

• Kitchen: Kitchen on main level (25.6 x 12) with luxury vinyl plank flooring; Includes dishwasher and refrigerator
• Bedrooms: 4 bedrooms; Bedroom 1 on main level (10.9 x 10.5) with egress window and carpet; Bedroom 2 on main level (11.9 x 11) with egress window and carpet; Bedroom 3 on main level (9.3 x 11.9) with egress window and carpet; Bedroom 4 on main level (15.6 x 14.75) with egress window and luxury vinyl plank flooring
• Flooring: Carpet in several bedrooms; Luxury vinyl plank in living areas and some bedrooms; Other flooring in utility room
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Gas water heater
• Interior features: Dishwasher, Dryer, Refrigerator, Washer; Crawl space basement
• Laundry & utility: Main-level utility room (8.1 x 15.6); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 60/100 on livability (#976 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Zoned schools: Abingdon-Avon High Sch (math 8% / reading 22%, grade F, #473 of 693 statewide, top 69%, 285 students, 0% FRL).
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Knox County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1978 — 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 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?
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: 1.04% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $53,280
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 S Washington St	0.34mi	4/2.0	1,338 (-7%)	6mo	$10,500	$8	65
106 E Jackson St	0.32mi	3/1.0 (-1)	1,544 (+7%)	4mo	$16,500	$11	63
407 W Martin St	0.57mi	3/1.5 (-1)	1,484 (+3%)	2mo	$54,900	$37	62
410 S Main St	0.27mi	3/1.0 (-1)	1,512 (+5%)	12mo	$55,000	$36	62
103 N Swarts St	0.52mi	3/2.0 (-1)	1,338 (-7%)	4mo	$67,000	$50	54
103 N Ohio Ave	0.58mi	3/1.0 (-1)	1,554 (+8%)	10mo	$119,000	$77	45
407 N Jefferson St	0.43mi	3/1.5 (-1)	1,248 (-13%)	16mo	$130,000	$104	40

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-5,572
• Equity at exit: $14,895

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $8,806
• Equity at exit: $8,638

Cash invested: $27,972 (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 61410

• Home prices YoY: -25.1%
• Active inventory: 13
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $167

Break-even live

Break-even rent $833

Max offer price $99,900

Occupancy floor 79%

Sensitivity live

Price	-10% $223	-5% $195	+0% $167	+5% $138	+10% $110
Rent	-10% $84	-5% $126	+0% $167	+5% $208	+10% $249
Rate	-1.0pp $217	-0.5pp $192	base $167	+0.5pp $141	+1.0pp $115

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-04
   statusdays on market $99,900 Pending 7 DOM
2. 2026-06-02
   days on market $99,900 Active 6 DOM
3. 2026-06-01
   days on market $99,900 Active 5 DOM
4. 2026-05-31
   days on market $99,900 Active 4 DOM
5. 2026-05-31
   days on market $99,900 Active 3 DOM
6. 2026-05-27
   listed $99,900 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: $1,107 · $92/mo
• Projected year-2 tax: $1,687 · $141/mo
• Expected delta: +$580/yr (+$48/mo · 52.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,524
• − Mortgage interest: −$5,596
• − Property taxes: −$1,107
• − Insurance: −$500
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,906
• Taxable income: $412
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $1,902/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)

No district data.

Livability — Abingdon

• Score: 60/100
• State rank: #976
• US rank: #18884

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abingdon, IL
• Population (ZIP): 3,763

Population outlook (Knox County) Hauer SSP2

• Today (2025): 48,224 people
• By 2030: 46,333 · -3.9%
• By 2040: 42,424 · -12.0%
• By 2050: 38,929 · -19.3%
• By 2075: 31,523 · -34.6%
• By 2100: 24,092 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 2% Black 1%
• Common ancestry: Slovak 6% Italian 1% English 1%
• Foreign-born: 0%

Political lean MEDSL · Knox

• 2024 margin: Lean R (+9.4) · D 44.4% · R 53.7% · Other 1.9%
• 2008→2024 swing: -29.3pp toward R · 2008: 19.9pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.6 2016: R+3.3 2012: D+17.1 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.79%
• Current HPI: 154.296
• 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

• 2026-05-27 Listed $99,900 RMLSA as Distributed by MLS Grid

Property tax history

-1.8%/yr

Latest (2024): $1,107 · +13.6% YoY. Source: county tax records.