220 Lincoln St · Blue Mound, IL 62513

$84,900

2 bd · 1.0 ba · 708 sqft · Other public records · 97 Days on market

Built 1890 7,500 sqft lot $120/sqft · 50% above area Est $97k · 13% under

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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 +29.7/30.0
• ARV discount +13.2/15.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• 1% rule +7.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Cute Starter in Meridian School District. Newer flooring and paint. Vinyl Sided. Den could be a main floor bedroom. Take a look at the pictures. This home is a cutie.

Key facts

• 7,500 sq ft lot
• Built 1890
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#608 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Meridian CUSD 15 (rural): math 21% / reading 25% proficiency, ranked #353 of 620 in IL (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 63 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($587 loan paydown + $5k appreciation (6.1% local appreciation)).
• Macon County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $85k implies a 961% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1890 — 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: 1.29% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (median comp): $97,144
• List price: $84,900
• Delta: -12.60%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

6.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.88×
• Total profit: $44,614
• Equity at exit: $53,904

10-year hold

• IRR: 26.6%
• Equity multiple: 5.87×
• Total profit: $115,742
• Equity at exit: $98,215

Cash invested: $23,772 (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 62513

• Home prices YoY: 3.1%
• Active inventory: 9
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $308

Break-even live

Break-even rent $702

Max offer price $84,900

Occupancy floor 67%

Sensitivity live

Price	-10% $356	-5% $332	+0% $308	+5% $284	+10% $260
Rent	-10% $222	-5% $265	+0% $308	+5% $351	+10% $394
Rate	-1.0pp $351	-0.5pp $329	base $308	+0.5pp $286	+1.0pp $263

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-05
   historical Active Under Contract 166-char remark

   Show marketing remark (166 chars)

   Cute Starter in Meridian School District. Newer flooring and paint. Vinyl Sided. Den could be a main floor bedroom. Take a look at the pictures. This home is a cutie.

2. 2026-04-18
   price $84,900 166-char remark

   Show marketing remark (166 chars)

   Cute Starter in Meridian School District. Newer flooring and paint. Vinyl Sided. Den could be a main floor bedroom. Take a look at the pictures. This home is a cutie.

3. 2026-03-14
   status Active 166-char remark

   Show marketing remark (166 chars)

   Cute Starter in Meridian School District. Newer flooring and paint. Vinyl Sided. Den could be a main floor bedroom. Take a look at the pictures. This home is a cutie.

4. 2026-03-06
   historical Active Under Contract 166-char remark

   Show marketing remark (166 chars)

   Cute Starter in Meridian School District. Newer flooring and paint. Vinyl Sided. Den could be a main floor bedroom. Take a look at the pictures. This home is a cutie.

5. 2026-02-15
   listed $89,900 Active 166-char remark

   Show marketing remark (166 chars)

   Cute Starter in Meridian School District. Newer flooring and paint. Vinyl Sided. Den could be a main floor bedroom. Take a look at the pictures. This home is a cutie.

6. 2008-10-29
   soldstatus $8,000
7. 2005-04-19
   soldstatus $5,000

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $1,410 · $117/mo
• Expected delta: +$518/yr (+$43/mo · 58.0%)

ⓘ 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 · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,105
• − Mortgage interest: −$4,756
• − Property taxes: −$892
• − Insurance: −$424
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,470
• Taxable income: $2,466
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $3,102/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: Meridian CUSD 15
• NCES district ID: 1700123
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $57,708
• Composite: 21.13/100
• National rank: #8434
• State rank: #353 of 620 in IL

Livability — Blue Mound

• Score: 65/100
• State rank: #608
• US rank: #12547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Mound, IL
• Population (ZIP): 1,377

Population outlook (Macon County) Hauer SSP2

• Today (2025): 99,568 people
• By 2030: 94,973 · -4.6%
• By 2040: 85,250 · -14.4%
• By 2050: 75,920 · -23.8%
• By 2075: 55,962 · -43.8%
• By 2100: 36,468 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Scottish 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Arabic 1% Other Indo-European 1%

Political lean MEDSL · Macon

• 2024 margin: R (+18.9) · D 39.8% · R 58.7% · Other 1.4%
• 2008→2024 swing: -20.0pp toward R · 2008: 1.1pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+17.7 2016: R+18.1 2012: R+5.2 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.10%
• Current HPI: 204.4094
• 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

+1598.0% since first listed

7 events — show timeline

• 2026-05-05 Contingent — CIBR
• 2026-04-18 Price Changed $84,900 CIBR
• 2026-03-14 Relisted — CIBR
• 2026-03-06 Contingent — CIBR
• 2026-02-15 Listed $89,900 CIBR
• 2008-10-29 Sold (Public Records) $8,000 Public Records
• 2005-04-19 Sold (Public Records) $5,000 Public Records

Property tax history

-1.7%/yr

Latest (2024): $892 · +79.0% YoY. Source: county tax records.