212 S First · Carthage, IL 62321

$105,000

4 bd · 2.0 ba · 1,680 sqft · SingleFamily · 265 Days on market

Built 1900 0.33 ac lot Est $109k · at est.

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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 +21.1/30.0
• ARV discount +9.2/15.0
• DSCR +6.7/10.0
• 1% rule +6.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom, 2 bath home, NG/FA/CA new in 12/2022, appliances to convey, small detached garage, patio, 24 x 24 concrete pad present for garage to be built, numerous updates, partial/unfinished basement.

Key facts

• Concrete pad
• Partial basement
• Patio

Tags

• PATIO
• CONCRETE PAD
• PARTIAL BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#306 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Illini West H S District 307 (town): math 25% / reading 25% proficiency, ranked #611 of 919 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Illini West High School (math 17% / reading 27%, grade F, #319 of 693 statewide, top 50%, 342 students, 0% FRL).
• Market conditions: 22 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hancock County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($92k) 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 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 1900 — 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. 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: 1.16% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $109,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Augusta Rd	0.14mi	3/2.0 (-1)	1,571 (-6%)	6mo	$125,000	$80	72
710 Country Ln	0.35mi	3/2.0 (-1)	1,608 (-4%)	1mo	$127,500	$79	71
405 S Madison St	0.46mi	3/2.0 (-1)	1,452 (-14%)	12mo	$94,000	$65	40
228 Wabash Ave	0.74mi	3/1.5 (-1)	1,863 (+11%)	18mo	$62,000	$33	25
260 S Marion	0.56mi	3/1.0 (-1)	1,460 (-13%)	22mo	$72,000	$49	25

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-7,378
• Equity at exit: $15,656

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $6,180
• Equity at exit: $9,078

Cash invested: $29,400 (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 62321

• Home prices YoY: -17.9%
• Active inventory: 22
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$216 /mo · $2,595/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $150

Break-even live

Break-even rent $1,026

Max offer price $105,000

Occupancy floor 83%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $105,000 Active 265 DOM
2. 2026-06-18
   days on market $105,000 Active 264 DOM
3. 2026-06-17
   days on market $105,000 Active 263 DOM
4. 2026-06-16
   days on market $105,000 Active 262 DOM
5. 2026-06-15
   days on market $105,000 Active 261 DOM
6. 2026-06-14
   days on market $105,000 Active 259 DOM
7. 2026-06-12
   days on market $105,000 Active 258 DOM
8. 2026-06-09
   days on market $105,000 Active 255 DOM
9. 2026-06-08
   days on market $105,000 Active 254 DOM
10. 2026-06-07
    days on market $105,000 Active 253 DOM
11. 2026-06-07
    days on market $105,000 Active 252 DOM
12. 2026-06-03
    days on market $105,000 Active 249 DOM
13. 2026-06-02
    days on market $105,000 Active 248 DOM
14. 2026-06-01
    days on market $105,000 Active 247 DOM
15. 2026-05-31
    days on market $105,000 Active 246 DOM
16. 2026-05-30
    days on market $105,000 Active 245 DOM
17. 2026-04-29
    soldstatus $104,000 Closed 200-char remark

    Show marketing remark (200 chars)

    4 bedroom, 2 bath home, NG/FA/CA new in 12/2022, appliances to convey, small detached garage, patio, 24 x 24 concrete pad present for garage to be built, numerous updates, partial/unfinished basement.

18. 2026-04-13
    status Pending 200-char remark

    Show marketing remark (200 chars)

    4 bedroom, 2 bath home, NG/FA/CA new in 12/2022, appliances to convey, small detached garage, patio, 24 x 24 concrete pad present for garage to be built, numerous updates, partial/unfinished basement.

19. 2026-02-09
    historical Contingent - Continue to Show 200-char remark

    Show marketing remark (200 chars)

    4 bedroom, 2 bath home, NG/FA/CA new in 12/2022, appliances to convey, small detached garage, patio, 24 x 24 concrete pad present for garage to be built, numerous updates, partial/unfinished basement.

20. 2025-12-17
    historical
21. 2025-09-27
    listed $105,000 Active

    Show marketing remark (200 chars)

    4 bedroom, 2 bath home, NG/FA/CA new in 12/2022, appliances to convey, small detached garage, patio, 24 x 24 concrete pad present for garage to be built, numerous updates, partial/unfinished basement.

22. 2025-09-27
    listed $105,000 Active 200-char remark

    Show marketing remark (200 chars)

    4 bedroom, 2 bath home, NG/FA/CA new in 12/2022, appliances to convey, small detached garage, patio, 24 x 24 concrete pad present for garage to be built, numerous updates, partial/unfinished basement.

23. 2025-09-25
    historical
24. 2025-08-25
    price
25. 2025-07-28
    listed Active
26. 2023-07-11
    soldstatus $89,000
27. 2023-07-10
    soldstatus $89,000
28. 2023-07-10
    soldstatus $89,000 Closed
29. 2023-05-23
    historical Active Under Contract
30. 2023-05-11
    listed $94,900
31. 2023-05-11
    listed $94,900 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: $2,595 · $216/mo
• Projected year-2 tax: $2,595 · $216/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,595
• − Mortgage interest: −$5,882
• − Property taxes: −$2,595
• − Insurance: −$525
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$3,055
• Taxable income: $204
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $1,754/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: Illini West H S District 307
• NCES district ID: 1701384
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $47,745
• Composite: 24.88/100
• National rank: #12997
• State rank: #611 of 919 in IL

Livability — Carthage

• Score: 72/100
• State rank: #306
• US rank: #6009

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carthage, IL
• Population (ZIP): 3,682

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 17,042 people
• By 2030: 16,056 · -5.8%
• By 2040: 13,912 · -18.4%
• By 2050: 11,879 · -30.3%
• By 2075: 8,302 · -51.3%
• By 2100: 5,846 · -65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 2% Portuguese 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -39.2pp toward R · 2008: -10.8pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.9 2016: R+50.8 2012: R+19.0 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.17%
• Current HPI: 129.3847
• 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

+9.6% since first listed

15 events — show timeline

• 2026-04-29 Sold (MLS) $104,000 MRED as Distributed by MLS Grid
• 2026-04-13 Pending — MRED as Distributed by MLS Grid
• 2026-02-09 Contingent — MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-09-27 Listed $105,000 Quincy AOR
• 2025-09-27 Listed $105,000 MRED as Distributed by MLS Grid
• 2025-09-25 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-08-25 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-28 Listed — RMLSA as Distributed by MLS Grid
• 2023-07-11 Sold (Public Records) $89,000 Public Records
• 2023-07-10 Sold (MLS) $89,000 Quincy AOR
• 2023-07-10 Sold (MLS) $89,000 MRED as Distributed by MLS Grid
• 2023-05-23 Contingent — Quincy AOR
• 2023-05-11 Listed $94,900 Quincy AOR
• 2023-05-11 Listed $94,900 MRED as Distributed by MLS Grid

Property tax history

+11.5%/yr

Latest (2024): $2,595 · +108.9% YoY. Source: county tax records.