103 Washington St · Ste. Marie, IL 62459

$82,000

2 bd · 1.0 ba · 616 sqft · SingleFamily · 30 Days on market

Built 1954 Good condition 0.43 ac lot

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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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +5.0/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Charming and move-in ready in the peaceful community of Ste. Marie! This beautifully updated 2-bedroom, 1-bath home offers comfortable small-town living with modern touches throughout. Remodeled in 2022, the home features an efficient layout, inviting living spaces, and easy maintenance—perfect for first-time buyers, downsizers, or anyone looking for a cozy retreat. Situated in a quiet neighborhood, this property delivers both comfort and convenience in a manageable 616 square feet. Schedule your private showing today! 24-hour notice required for all appointments.

Key facts

• Move-in ready
• Easy maintenance
• Updated

Tags

• MOVE-IN READY
• UPDATED
• EFFICIENT LAYOUT
• INVITING LIVING SPACES
• EASY MAINTENANCE
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Zoned R-1

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof; Built on crawl space
• Exterior features: Gravel road access; Subdivision: Joseph Picquets North West Add

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: Washer and dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $76 ($910/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (0.8% below list).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Jasper County CUD 1 (town): math 29% / reading 30% proficiency, ranked #253 of 620 in IL (top 41%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($567 loan paydown + $2k appreciation (3.0% local appreciation)).
• Jasper County population projected at -16% 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,770 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 8.4

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: 11.2%
• Equity multiple: 1.64×
• Total profit: $14,723
• Equity at exit: $36,871

10-year hold

• IRR: 13.4%
• Equity multiple: 2.99×
• Total profit: $45,669
• Equity at exit: $56,822

Cash invested: $22,960 (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 62459

• Active inventory: 1
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $813 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $76

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 86%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $82,000 Active 30 DOM
2. 2026-06-17
   days on market $82,000 Active 29 DOM
3. 2026-06-16
   days on market $82,000 Active 28 DOM
4. 2026-06-15
   days on market $82,000 Active 27 DOM
5. 2026-06-13
   days on market $82,000 Active 25 DOM
6. 2026-06-12
   days on market $82,000 Active 24 DOM
7. 2026-06-09
   days on market $82,000 Active 21 DOM
8. 2026-06-08
   days on market $82,000 Active 20 DOM
9. 2026-06-07
   days on market $82,000 Active 19 DOM
10. 2026-06-05
    days on market $82,000 Active 17 DOM
11. 2026-06-04
    days on market $82,000 Active 15 DOM
12. 2026-06-02
    days on market $82,000 Active 14 DOM
13. 2026-06-01
    days on market $82,000 Active 13 DOM
14. 2026-05-31
    days on market $82,000 Active 12 DOM
15. 2026-05-31
    days on market $82,000 Active 11 DOM
16. 2026-05-19
    listed $82,000 Active

ⓘ 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: $9,760
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$781
• − Management: −$781
• − Depreciation: −$2,385
• Taxable loss: −$420
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $1,011/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 · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready home offers a good condition with updated kitchen and bathroom, and is situated in a quiet neighborhood with good curb appeal.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal — Well-maintained landscaping improves curb appeal and property value
• Both HVAC maintenance — Regular HVAC maintenance ensures comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal — Well-maintained landscaping improves curb appeal and property value ↑
• Both HVAC maintenance — Regular HVAC maintenance ensures comfort and energy efficiency ↑

ⓘ 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: Jasper County CUD 1
• NCES district ID: 1720380
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $50,304
• Composite: 25.82/100
• National rank: #7358
• State rank: #253 of 620 in IL

Livability — Ste. Marie

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Ste. Marie, IL
• City population: 266
• Population (ZIP): 266

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 9,203 people
• By 2030: 8,927 · -3.0%
• By 2040: 8,350 · -9.3%
• By 2050: 7,733 · -16.0%
• By 2075: 6,335 · -31.2%
• By 2100: 4,960 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 11% Romanian 4% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Other Indo-European 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+65.2) · D 16.8% · R 82.1% · Other 1.1%
• 2008→2024 swing: -47.7pp toward R · 2008: -17.6pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.4 2016: R+59.7 2012: R+41.2 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-19 Listed $82,000 CIBR