1002 S Maple St · Centralia, IL 62801

$50,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 111 Days on market

Built 1923 8,886 sqft lot Est $80k · 37% under ↓ 23% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity! Well-maintained 2-bedroom, 1-bath apartment offering immediate rental income with a tenant already in place through April. This property is a solid addition to any rental portfolio, featuring a functional layout, comfortable living space, and low-maintenance appeal. Ideal for investors seeking steady cash flow and minimal upfront effort. Whether you’re expanding an existing portfolio or entering the rental market, this leased unit provides a strong, turn-key investment opportunity

Key facts

• 8,886 sq ft lot
• Built 1923
• Listed 111 days

Property features AI

Finance

• Other: Living area reported as 888 (per public records); Lot size approximately 0.204 acre; Home warranty not provided
• Financial info: No second mortgage recorded; Seller may consider concessions

Exterior

• Utilities: Public water; Public sewer; Electric service (Ameren); Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Corner lot

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-level living; 7 total rooms

🏷️ Possibly a rental listed for sale. The $50,000 price doesn't fit this home's estimated sale value (~$79,920) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 5.9% in Centralia — 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 (#481 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Centralia Hsd 200 (town): math 21% / reading 26% proficiency, ranked #668 of 919 in IL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Centralia High School (math 22% / reading 17%, grade F, #397 of 693 statewide, top 61%, 863 students, 0% FRL).
• Market conditions: 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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: 1.89% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.11%
• DSCR: 2.47
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $79,920
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 S Sycamore St	0.34mi	2/1.0	886 (-0%)	7mo	$85,000	$96	78
1305 S Pine	0.25mi	2/1.0	928 (+4%)	12mo	$93,000	$100	71
1305 Dean St	0.39mi	2/1.0	908 (+2%)	15mo	$82,000	$90	65
1305 S Maple St	0.20mi	2/1.0	980 (+10%)	13mo	$28,000	$29	62
616 E 12th St	0.12mi	2/1.0	792 (-11%)	19mo	$60,900	$77	61
1514 S Poplar St	0.40mi	2/1.0	864 (-3%)	20mo	$35,000	$41	61
815 S Lincoln Blvd	0.41mi	2/1.0	850 (-4%)	21mo	$82,500	$97	57
507 S # Unit Elm St unit	0.35mi	2/2.0	860 (-3%)	21mo	$915,000	$1,064	57
618 S Elm St	0.26mi	2/1.0	992 (+12%)	20mo	$74,900	$76	52
1101 S Cherry St	0.57mi	2/1.0	1,000 (+13%)	7mo	$47,000	$47	46

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: 28.3%
• Equity multiple: 2.18×
• Total profit: $16,521
• Equity at exit: $7,455

10-year hold

• IRR: 35.8%
• Equity multiple: 4.30×
• Total profit: $46,157
• Equity at exit: $4,323

Cash invested: $14,000 (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 62801

• Home prices YoY: -13.9%
• Active inventory: 107
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$77 /mo · $927/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $386

Break-even live

Break-even rent $456

Max offer price $50,000

Occupancy floor 54%

Sensitivity live

Price	-10% $415	-5% $400	+0% $386	+5% $372	+10% $358
Rent	-10% $312	-5% $349	+0% $386	+5% $424	+10% $461
Rate	-1.0pp $411	-0.5pp $399	base $386	+0.5pp $373	+1.0pp $360

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Rolston St Centralia, IL	2.0	1.0	1048	$945	$0.90	44d	1	0.95mi

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-04-07
   price $50,000
3. 2026-03-26
   price $62,500
4. 2026-01-21
   listed $65,000 Active
5. 2026-01-21
   historical $65,000

ⓘ 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: $927 · $77/mo
• Projected year-2 tax: $1,031 · $86/mo
• Expected delta: +$104/yr (+$9/mo · 11.2%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,340
• − Mortgage interest: −$2,801
• − Property taxes: −$927
• − Insurance: −$250
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$1,455
• Taxable income: $4,093
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $3,653/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: Centralia Hsd 200
• NCES district ID: 1709300
• Math proficiency: 21% ▲ 6.00%
• Reading proficiency: 26% ▲ 1.00%
• Median HH income: $34,555
• Composite: 22.43/100
• National rank: #13470
• State rank: #668 of 919 in IL

Livability — Centralia

• Score: 68/100
• State rank: #481
• US rank: #9987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centralia, IL
• City population: 19,941
• Population (ZIP): 19,941

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 (81%)
• Race & ethnicity: White 81% Black 11% Two or more races 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -34.12%
• Current HPI: 211.3835
• 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

-23.1% since first listed

5 events — show timeline

• 2026-05-12 Pending — MARIS as Distributed by MLS Grid
• 2026-04-07 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2026-03-26 Price Changed $62,500 MARIS as Distributed by MLS Grid
• 2026-01-21 Listed $65,000 MARIS as Distributed by MLS Grid
• 2026-01-21 Coming Soon $65,000 MARIS as Distributed by MLS Grid

Property tax history

+17.9%/yr

Latest (2024): $927 · +110.3% YoY. Source: county tax records.