1010 E Olive St · Staunton, IL 62088

$49,900

3 bd · 1.0 ba · 1,885 sqft · SingleFamily · 135 Days on market

Built 1920 10,876 sqft lot $26/sqft · 69% below area ↓ 33% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid 3-bedroom, 1-bath home offering strong upside for the savvy investor. Features include a detached garage, summer kitchen, and full basement, providing multiple options for renovation, storage, or added value. Property needs work and is priced accordingly, making it an ideal fix-and-flip or rental investment. With the right updates, this property has the potential to generate strong returns. Bring your vision and unlock the value. Being Sold As - Is, seller to make no repairs or concessions

Key facts

• 0.25 acre lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 4.0% in Staunton — 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 59/100 on livability (#1,073 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, schools D, amenities F.
• Staunton CUSD 6 (town): math 22% / reading 28% proficiency, ranked #323 of 620 in IL (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 33 active listings in the ZIP; 70 units permitted in Macoupin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Macoupin County population projected at -27% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.46% ✓
• Cap rate: 18.69%
• Cash-on-cash: 44.29%
• DSCR: 2.97
• GRM: 3.4

CMA / ARV

• ARV (median comp): $161,048
• List price: $49,900
• Delta: -69.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 E Pennsylvania St	0.16mi	3/1.0	1,800 (-4%)	13mo	$135,000	$75	74
625 Montgomery St	0.27mi	4/2.0 (+1)	1,949 (+3%)	2mo	$114,900	$59	71
711 Reservoir Rd	0.26mi	4/2.0 (+1)	1,950 (+3%)	6mo	$274,900	$141	68
1014 E Mill St	0.32mi	4/2.5 (+1)	1,968 (+4%)	2mo	$264,900	$135	66
933 Voge St	0.17mi	4/2.0 (+1)	1,713 (-9%)	7mo	$230,000	$134	62
517 N Laurel St	0.56mi	3/1.5	1,932 (+2%)	8mo	$194,900	$101	62
519 N Maple St	0.48mi	3/1.0	1,692 (-10%)	1mo	$114,900	$68	59
609 E North St	0.29mi	3/2.0	1,660 (-12%)	5mo	$265,000	$160	59
530 N Maple St	0.46mi	2/1.0 (-1)	1,800 (-4%)	10mo	$159,900	$89	58
701 S Maple St	0.73mi	4/1.5 (+1)	1,900 (+1%)	8mo	$25,000	$13	51
513 E Pennsylvania St	0.34mi	3/2.0	1,652 (-12%)	11mo	$269,900	$163	50
927 Reservoir Rd	0.53mi	3/2.5	2,150 (+14%)	14mo	$209,000	$97	35

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: 41.4%
• Equity multiple: 2.78×
• Total profit: $24,841
• Equity at exit: $7,440

10-year hold

• IRR: 47.6%
• Equity multiple: 5.60×
• Total profit: $64,266
• Equity at exit: $4,314

Cash invested: $13,972 (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 62088

• Home prices YoY: -21.7%
• Active inventory: 33
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $516

Break-even live

Break-even rent $573

Max offer price $49,900

Occupancy floor 53%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $49,900 Active 135 DOM
2. 2026-06-17
   days on market $49,900 Active 134 DOM
3. 2026-06-16
   days on market $49,900 Active 133 DOM
4. 2026-06-15
   days on market $49,900 Active 132 DOM
5. 2026-06-13
   days on market $49,900 Active 130 DOM
6. 2026-06-12
   days on market $49,900 Active 129 DOM
7. 2026-06-09
   days on market $49,900 Active 126 DOM
8. 2026-06-08
   days on market $49,900 Active 125 DOM
9. 2026-06-07
   days on market $49,900 Active 124 DOM
10. 2026-06-07
    days on market $49,900 Active 123 DOM
11. 2026-06-04
    days on market $49,900 Active 120 DOM
12. 2026-06-02
    days on market $49,900 Active 119 DOM
13. 2026-06-01
    days on market $49,900 Active 118 DOM
14. 2026-05-31
    days on market $49,900 Active 117 DOM
15. 2026-05-31
    days on market $49,900 Active 116 DOM
16. 2026-02-17
    price $49,900 500-char remark

    Show marketing remark (500 chars)

    Solid 3-bedroom, 1-bath home offering strong upside for the savvy investor. Features include a detached garage, summer kitchen, and full basement, providing multiple options for renovation, storage, or added value. Property needs work and is priced accordingly, making it an ideal fix-and-flip or rental investment. With the right updates, this property has the potential to generate strong returns. Bring your vision and unlock the value. Being Sold As - Is, seller to make no repairs or concessions

17. 2026-02-04
    listed $55,000 Active 500-char remark

    Show marketing remark (500 chars)

    Solid 3-bedroom, 1-bath home offering strong upside for the savvy investor. Features include a detached garage, summer kitchen, and full basement, providing multiple options for renovation, storage, or added value. Property needs work and is priced accordingly, making it an ideal fix-and-flip or rental investment. With the right updates, this property has the potential to generate strong returns. Bring your vision and unlock the value. Being Sold As - Is, seller to make no repairs or concessions

18. 2026-02-03
    historical $55,000 500-char remark

    Show marketing remark (500 chars)

    Solid 3-bedroom, 1-bath home offering strong upside for the savvy investor. Features include a detached garage, summer kitchen, and full basement, providing multiple options for renovation, storage, or added value. Property needs work and is priced accordingly, making it an ideal fix-and-flip or rental investment. With the right updates, this property has the potential to generate strong returns. Bring your vision and unlock the value. Being Sold As - Is, seller to make no repairs or concessions

19. 2005-08-02
    soldstatus $75,000

ⓘ 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: $2,041 · $170/mo
• Projected year-2 tax: $2,041 · $170/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,707
• − Mortgage interest: −$2,795
• − Property taxes: −$2,041
• − Insurance: −$250
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$1,452
• Taxable income: $5,817
• Est. tax owed @ 24.0%: −$1,396
• After-tax cash flow: $4,792/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: Staunton CUSD 6
• NCES district ID: 1737590
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $49,408
• Composite: 21.98/100
• National rank: #8211
• State rank: #323 of 620 in IL

Livability — Staunton

• Score: 59/100
• State rank: #1073
• US rank: #20495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Staunton, IL
• City population: 6,482
• Population (ZIP): 6,482

Population outlook (Macoupin County) Hauer SSP2

• Today (2025): 42,867 people
• By 2030: 40,796 · -4.8%
• By 2040: 36,135 · -15.7%
• By 2050: 31,469 · -26.6%
• By 2075: 22,102 · -48.4%
• By 2100: 15,380 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Asian 2%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 2% · South Korea, China
• Languages at home: 97% English-only · Korean 1% Chinese 1%

Political lean MEDSL · Macoupin

• 2024 margin: Solid R (+39.2) · D 29.4% · R 68.7% · Other 1.9%
• 2008→2024 swing: -49.0pp toward R · 2008: 9.8pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+35.0 2012: R+7.0 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.97%
• Current HPI: 195.0059
• 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

-33.5% since first listed

4 events — show timeline

• 2026-02-17 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2026-02-04 Listed $55,000 MARIS as Distributed by MLS Grid
• 2026-02-03 Coming Soon $55,000 MARIS as Distributed by MLS Grid
• 2005-08-02 Sold (Public Records) $75,000 Public Records

Property tax history

+6.4%/yr

Latest (2024): $2,041 · +21.4% YoY. Source: county tax records.