712 Beck St · Carmi, IL 62821

$89,000

2 bd · 1.0 ba · 1,028 sqft · SingleFamily · 70 Days on market

Built 1940 5,550 sqft lot Est $80k · 11% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• Appreciation +6.6/10.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Why rent when you can own? This move-in ready 2-bedroom, 1-bath home is the perfect opportunity for first-time buyers or anyone looking to downsize without sacrificing comfort. Featuring recent cosmetic updates, this home offers a clean, inviting feel with a functional layout that makes everyday living easy. The eat-in kitchen provides a cozy space for meals, while the spacious living area is perfect for relaxing or entertaining. Situated on a quiet dead-end street, you’ll enjoy added privacy with minimal traffic, all while being conveniently close to local amenities. With affordable pricing and low-maintenance living, this home is a smart alternative to renting. Don’t miss your

Key facts

• 5,550 sq ft lot
• Parking
• Built 1940

Property features AI

Exterior

• Parking: Gravel parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Not new construction; Built in 1940
• Construction: Metal roof; Crawl space foundation; Total building area about 1028
• Exterior features: Level lot; Lot dimensions approximately 50 x 111

Interior

• Kitchen: Kitchen on main level (~13 x 10)
• Bedrooms: 2 bedrooms (one on the main level: ~13.5 x 11 with hardwood flooring and egress window; one on the main level: ~13.5 x 8 with carpet and egress window); Additional finished levels include upper level, lower level, basement, and an additional level
• Flooring: Hardwood flooring in at least one bedroom and kitchen areas; Carpet in at least one bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Electric fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#801 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D, amenities F.
• Carmi-White County CUSD 5 (town): math 24% / reading 35% proficiency, ranked #264 of 620 in IL (top 43%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Carmi-White County High School (math 12% / reading 27%, grade F, #397 of 693 statewide, top 61%, 401 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($615 loan paydown + $3k appreciation (3.3% local appreciation)).
• White County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 1.07% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $80,184
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Beck St	0.00mi	2/1.0	1,028 (0%)	1mo	$80,000	$78	99
713 Beck St	0.03mi	2/1.0	900 (-12%)	23mo	$68,000	$76	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.97×
• Total profit: $24,170
• Equity at exit: $41,479

10-year hold

• IRR: 18.0%
• Equity multiple: 3.70×
• Total profit: $67,406
• Equity at exit: $65,084

Cash invested: $24,920 (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 62821

• Home prices YoY: 1.8%
• Active inventory: 18
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $190

Break-even live

Break-even rent $716

Max offer price $89,000

Occupancy floor 75%

Sensitivity live

Price	-10% $240	-5% $215	+0% $190	+5% $165	+10% $139
Rent	-10% $114	-5% $152	+0% $190	+5% $228	+10% $265
Rate	-1.0pp $235	-0.5pp $212	base $190	+0.5pp $167	+1.0pp $143

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-13
   historical Under Contract
2. 2026-03-18
   listed $89,000 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: $739 · $62/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$641/yr (+$53/mo · 86.8%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,472
• − Mortgage interest: −$4,985
• − Property taxes: −$739
• − Insurance: −$445
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,589
• Taxable income: $878
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $2,067/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: Carmi-White County CUSD 5
• NCES district ID: 1708500
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $42,328
• Composite: 25.02/100
• National rank: #7555
• State rank: #264 of 620 in IL

Livability — Carmi

• Score: 63/100
• State rank: #801
• US rank: #15885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carmi, IL
• Population (ZIP): 6,896

Population outlook (White County) Hauer SSP2

• Today (2025): 13,756 people
• By 2030: 13,316 · -3.2%
• By 2040: 12,487 · -9.2%
• By 2050: 11,731 · -14.7%
• By 2075: 9,948 · -27.7%
• By 2100: 7,494 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+59.4) · D 19.7% · R 79.1% · Other 1.2%
• 2008→2024 swing: -50.4pp toward R · 2008: -9.0pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+57.5 2016: R+58.0 2012: R+36.0 2008: R+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.29%
• Current HPI: 183.02
• 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

2 events — show timeline

• 2026-04-13 Contingent — RMLSA as Distributed by MLS Grid
• 2026-03-18 Listed $89,000 RMLSA as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2024): $739 · +16.4% YoY. Source: county tax records.