530 Reynolds Dr #70 · Charleston, IL 61920

$14,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 378 Days on market

Built 2023 Poor condition ↓ 43% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2023
• Listed 378 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $14k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($725 rent vs $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• Cap rate 47.1% vs local median 4.0% in Charleston — 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 73/100 on livability (#293 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, schools F.
• Charleston CUSD 1 (town): math 14% / reading 21% proficiency, ranked #489 of 620 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 125 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 34 units permitted in Coles County in 2024 (30 in 5+ unit buildings).
• This rent is only 17% of the median local income ($52k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $97 of loan paydown is wiped out by about $420 of value loss. Plan a longer hold.
• Coles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 378 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $19k (58%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $12,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 378 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.18% ✓
• Cap rate: 47.07%
• Cash-on-cash: 145.63%
• DSCR: 7.48
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.15×
• Total profit: $28,042
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 17.19×
• Total profit: $63,479
• Equity at exit: $1,210

Cash invested: $3,920 (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 61920

• Home prices YoY: -28.1%
• Active inventory: 125
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $725 medium
• Mortgage (P&I): −$73
• Tax est. 1.5%: −$18 /mo · $210/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$152
• Net cashflow: $476

Break-even live

Break-even rent $122

Max offer price $14,000

Occupancy floor 29%

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 W Polk Ave Unit 2 Charleston, IL	2.0	1.0	550	$700	$1.27	43d	1	0.71mi
15 9th St Unit A Charleston, IL	2.0	1.0	650	$700	$1.08	43d	1	1.15mi

Listing history 30 events

1. 2026-06-19
   days on market $14,000 Active 378 DOM
2. 2026-06-18
   days on market $14,000 Active 377 DOM
3. 2026-06-17
   days on market $14,000 Active 376 DOM
4. 2026-06-16
   days on market $14,000 Active 375 DOM
5. 2026-06-15
   days on market $14,000 Active 374 DOM
6. 2026-06-14
   days on market $14,000 Active 372 DOM
7. 2026-06-12
   pricedays on market $14,000 Active 371 DOM
8. 2026-06-09
   days on market $19,200 Active 368 DOM
9. 2026-06-08
   days on market $19,200 Active 367 DOM
10. 2026-06-07
    days on market $19,200 Active 366 DOM
11. 2026-06-05
    days on market $19,200 Active 363 DOM
12. 2026-06-03
    days on market $19,200 Active 362 DOM
13. 2026-06-02
    days on market $19,200 Active 361 DOM
14. 2026-06-01
    pricedays on market $19,200 Active 360 DOM
15. 2026-05-31
    days on market $18,700 Active 359 DOM
16. 2026-05-30
    days on market $18,700 Active 358 DOM
17. 2026-03-20
    status Active 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

18. 2026-03-20
    price $18,700 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

19. 2024-08-26
    historical 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

20. 2024-05-18
    status Active 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

21. 2024-05-16
    historical 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

22. 2024-05-02
    status Active 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

23. 2024-05-02
    historical 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

24. 2024-04-12
    status Active 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

25. 2024-04-12
    historical 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

26. 2024-04-07
    status Active 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

27. 2024-04-06
    historical 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

28. 2023-11-10
    status Active 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

29. 2023-11-10
    historical 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

30. 2023-11-08
    listed $33,000 Active 378-char remark

    Show marketing remark (378 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1.5 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $8,696
• − Mortgage interest: −$784
• − Property taxes: −$210
• − Insurance: −$70
• − Repairs & maintenance: −$696
• − Management: −$696
• − Depreciation: −$407
• Taxable income: $5,833
• Est. tax owed @ 24.0%: −$1,400
• After-tax cash flow: $4,309/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and renovations to bring it up to a livable condition. Significant work is needed to improve the exterior, interior, and HVAC systems, as well as landscaping. The home has potential for substantial value increase with proper updates.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but age is unknown
• Major landscaping — Overgrown lawn, unkempt appearance

Value-add opportunities

• Both exterior renovation — Improves curb appeal and overall home value
• Both interior renovation — Enhances living space and appeal
• Both HVAC upgrade — Improves comfort and energy efficiency
• Both landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is unknown	Major	$15,000–50,000
landscaping · Overgrown lawn, unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior renovation — Improves curb appeal and overall home value ↑
• Both interior renovation — Enhances living space and appeal ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑
• Both landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Charleston CUSD 1
• NCES district ID: 1709600
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 21% ▼ -8.00%
• Median HH income: $35,724
• Composite: 14.45/100
• National rank: #9429
• State rank: #489 of 620 in IL

Livability — Charleston

• Score: 73/100
• State rank: #293
• US rank: #5627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, IL
• County: Coles County · 41,301 people
• City population: 20,951
• Metro: Charleston-Mattoon, IL
• Population (ZIP): 20,951
• Household income: $52,429
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1209.0

Population outlook (Coles County) Hauer SSP2

• Today (2025): 53,967 people
• By 2030: 53,829 · -0.3%
• By 2040: 52,332 · -3.0%
• By 2050: 49,989 · -7.4%
• By 2075: 42,226 · -21.8%
• By 2100: 34,675 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Italian 2% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Coles

• 2024 margin: Strong R (+28.5) · D 34.9% · R 63.4% · Other 1.7%
• 2008→2024 swing: -31.7pp toward R · 2008: 3.2pp · 2024: -28.5pp
• All cycles: 2024: R+28.5 2020: R+26.4 2016: R+26.4 2012: R+11.1 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.97%
• Current HPI: 153.8607
• Rent YoY: —
• Metro: Charleston-Mattoon, IL
• 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

-43.3% since first listed

14 events — show timeline

• 2026-03-20 Relisted — Zillow
• 2026-03-20 Price Changed $18,700 Zillow
• 2024-08-26 Delisted — Zillow
• 2024-05-18 Relisted — Zillow
• 2024-05-16 Delisted — Zillow
• 2024-05-02 Relisted — Zillow
• 2024-05-02 Delisted — Zillow
• 2024-04-12 Relisted — Zillow
• 2024-04-12 Delisted — Zillow
• 2024-04-07 Relisted — Zillow
• 2024-04-06 Delisted — Zillow
• 2023-11-10 Relisted — Zillow
• 2023-11-10 Delisted — Zillow
• 2023-11-08 Listed $33,000 Zillow