203 E Jenkins St · Steeleville, IL 62288

$78,000

2 bd · 1.0 ba · 784 sqft · SingleFamily · 332 Days on market

Built 1945 0.27 ac lot $99/sqft · 15% below area Est $91k · 15% under ↓ 8% since listing

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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 +21.9/30.0
• ARV discount +14.1/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

TIRED OF RENTING OR READY TO DOWNSIZE? APPRAISAL IN FILE This 2 bedroom, 1 bath home s the perfect fit. Nestled on 1.5 lots, you'll love the outdoor space and the peaceful patio deck area ideal for entertaining or just relaxing. Carport adds extra value and protection. AFFORDABLE AND MANAGEABLE DON'T MISS YOUR CHANCE TO OWN A COZY HOME WITH ROOM TO BREATHE!

Key facts

• 0.27 acre lot
• Parking
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($844 rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#487 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Steeleville CUSD 138 (town): math 23% / reading 25% proficiency, ranked #348 of 620 in IL (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Randolph County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 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 1945 — 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. 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: 1.08% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $91,482
• List price: $78,000
• Delta: -14.74%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 E Jenkins St	0.02mi	2/1.0	864 (+10%)	13mo	$45,000	$52	71
610 S Ridge Ave	0.66mi	2/1.0	793 (+1%)	2mo	$127,000	$160	66
302 N Mulberry St	0.28mi	2/1.0	672 (-14%)	11mo	$110,000	$164	54
313 N Meadow Ln	0.34mi	3/1.0 (+1)	900 (+15%)	1mo	$139,000	$154	53
501 S Garfield St	0.69mi	2/1.0	900 (+15%)	13mo	$110,000	$122	32

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-4,825
• Equity at exit: $11,630

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $5,905
• Equity at exit: $6,744

Cash invested: $21,840 (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 62288

• Home prices YoY: -25.9%
• Active inventory: 11
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $844 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $122

Break-even live

Break-even rent $689

Max offer price $78,000

Occupancy floor 80%

Sensitivity live

Price	-10% $167	-5% $145	+0% $122	+5% $100	+10% $78
Rent	-10% $56	-5% $89	+0% $122	+5% $156	+10% $189
Rate	-1.0pp $162	-0.5pp $142	base $122	+0.5pp $102	+1.0pp $82

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $78,000 Active 332 DOM
2. 2026-06-18
   days on market $78,000 Active 330 DOM
3. 2026-06-17
   days on market $78,000 Active 329 DOM
4. 2026-06-16
   days on market $78,000 Active 328 DOM
5. 2026-06-15
   days on market $78,000 Active 327 DOM
6. 2026-06-13
   days on market $78,000 Active 325 DOM
7. 2026-06-12
   days on market $78,000 Active 324 DOM
8. 2026-06-09
   days on market $78,000 Active 321 DOM
9. 2026-06-08
   days on market $78,000 Active 320 DOM
10. 2026-06-07
    days on market $78,000 Active 319 DOM
11. 2026-06-04
    days on market $78,000 Active 315 DOM
12. 2026-06-02
    days on market $78,000 Active 314 DOM
13. 2026-06-01
    days on market $78,000 Active 313 DOM
14. 2026-05-31
    days on market $78,000 Active 312 DOM
15. 2026-05-31
    days on market $78,000 Active 311 DOM
16. 2026-01-20
    status Active 366-char remark

    Show marketing remark (366 chars)

    TIRED OF RENTING OR READY TO DOWNSIZE? APPRAISAL IN FILE This 2 bedroom, 1 bath home s the perfect fit. Nestled on 1.5 lots, you'll love the outdoor space and the peaceful patio deck area ideal for entertaining or just relaxing. Carport adds extra value and protection. AFFORDABLE AND MANAGEABLE DON'T MISS YOUR CHANCE TO OWN A COZY HOME WITH ROOM TO BREATHE!

17. 2026-01-18
    status Active 366-char remark

    Show marketing remark (366 chars)

    TIRED OF RENTING OR READY TO DOWNSIZE? APPRAISAL IN FILE This 2 bedroom, 1 bath home s the perfect fit. Nestled on 1.5 lots, you'll love the outdoor space and the peaceful patio deck area ideal for entertaining or just relaxing. Carport adds extra value and protection. AFFORDABLE AND MANAGEABLE DON'T MISS YOUR CHANCE TO OWN A COZY HOME WITH ROOM TO BREATHE!

18. 2026-01-14
    status Active 366-char remark

    Show marketing remark (366 chars)

    TIRED OF RENTING OR READY TO DOWNSIZE? APPRAISAL IN FILE This 2 bedroom, 1 bath home s the perfect fit. Nestled on 1.5 lots, you'll love the outdoor space and the peaceful patio deck area ideal for entertaining or just relaxing. Carport adds extra value and protection. AFFORDABLE AND MANAGEABLE DON'T MISS YOUR CHANCE TO OWN A COZY HOME WITH ROOM TO BREATHE!

19. 2025-10-19
    price $78,000 366-char remark

    Show marketing remark (366 chars)

    TIRED OF RENTING OR READY TO DOWNSIZE? APPRAISAL IN FILE This 2 bedroom, 1 bath home s the perfect fit. Nestled on 1.5 lots, you'll love the outdoor space and the peaceful patio deck area ideal for entertaining or just relaxing. Carport adds extra value and protection. AFFORDABLE AND MANAGEABLE DON'T MISS YOUR CHANCE TO OWN A COZY HOME WITH ROOM TO BREATHE!

20. 2025-07-06
    listed $85,000 Active 366-char remark

    Show marketing remark (366 chars)

    TIRED OF RENTING OR READY TO DOWNSIZE? APPRAISAL IN FILE This 2 bedroom, 1 bath home s the perfect fit. Nestled on 1.5 lots, you'll love the outdoor space and the peaceful patio deck area ideal for entertaining or just relaxing. Carport adds extra value and protection. AFFORDABLE AND MANAGEABLE DON'T MISS YOUR CHANCE TO OWN A COZY HOME WITH ROOM TO BREATHE!

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,501 · $125/mo
• Expected delta: +$269/yr (+$22/mo · 21.9%)

ⓘ 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 ≥107°F today · 22 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: $10,126
• − Mortgage interest: −$4,369
• − Property taxes: −$1,232
• − Insurance: −$390
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$2,269
• Taxable income: $246
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $1,410/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: Steeleville CUSD 138
• NCES district ID: 1737650
• Math proficiency: 23% ▬ 0.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $49,973
• Composite: 21.23/100
• National rank: #8406
• State rank: #348 of 620 in IL

Livability — Steeleville

• Score: 67/100
• State rank: #487
• US rank: #10099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Steeleville, IL
• Population (ZIP): 2,592

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 31,417 people
• By 2030: 30,519 · -2.9%
• By 2040: 28,841 · -8.2%
• By 2050: 27,150 · -13.6%
• By 2075: 22,569 · -28.2%
• By 2100: 16,584 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 1% Black 1%
• Common ancestry: Romanian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 2%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.7%
• 2008→2024 swing: -49.0pp toward R · 2008: -0.9pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+50.2 2016: R+46.8 2012: R+17.6 2008: R+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.84%
• Current HPI: 145.7477
• 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

-8.2% since first listed

5 events — show timeline

• 2026-01-20 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-18 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-14 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-19 Price Changed $78,000 MARIS as Distributed by MLS Grid
• 2025-07-06 Listed $85,000 MARIS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2024): $1,232 · +3.6% YoY. Source: county tax records.