1021 Jefferson Ave · Charleston, IL 61920

$59,900

3 bd · 2.0 ba · 2,438 sqft · SingleFamily public records · 114 Days on market

Built 1920 6,098 sqft lot $25/sqft · 56% below area ↓ 31% 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 +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

So many possibilities with this spacious two story, 4 bedroom, 3.5 bath home on a desirable corner lot in Charleston! Whether you're looking for a large single-family residence or want to restore it to its former use as a duplex, this property offers flexibility to fit your vision. The main level features a generous eat-in kitchen, dining room, and convenient laundry area - ideal for everyday living or multi-unit potential. Upstairs, you'll find the primary bedroom complete with an oversized en-suite bath, along with additional bedrooms and baths offering plenty of space for family or guests. Outside, enjoy low-maintenance vinyl siding, a newer roof (2019), a welcoming shady front porch, and an enclosed back porch perfect for relaxing year-round! Sold as is.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 34 units permitted in Coles County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.91% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.92%
• DSCR: 2.06
• GRM: 4.4

CMA / ARV

• ARV (median comp): $136,145
• List price: $59,900
• Delta: -66.95%
• 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
1021 Jefferson Ave	0.00mi	4/3.5 (+1)	2,438 (0%)	0mo	$45,000	$18	89
325 Monroe Ave	0.38mi	4/2.0 (+1)	2,531 (+4%)	5mo	$70,000	$28	67
1013 Monroe Ave	0.11mi	4/2.5 (+1)	2,724 (+12%)	6mo	$155,000	$57	64
1202 Monroe Ave	0.15mi	4/2.0 (+1)	2,240 (-8%)	14mo	$123,000	$55	63
850 6th St	0.54mi	2/3.5 (-1)	2,406 (-1%)	2mo	$232,000	$96	60
754 12th St	0.34mi	4/2.0 (+1)	2,312 (-5%)	18mo	$190,000	$82	56
1629 Jackson Ave	0.37mi	4/2.5 (+1)	2,502 (+3%)	20mo	$199,900	$80	55
875 10th St	0.54mi	4/2.0 (+1)	2,160 (-11%)	1mo	$156,500	$72	50
845 10th St	0.48mi	3/1.5	2,157 (-12%)	12mo	$160,000	$74	46
1900 Van Buren Ave	0.56mi	3/1.5	2,214 (-9%)	13mo	$157,900	$71	46
902 1st St	0.75mi	4/2.0 (+1)	2,597 (+6%)	12mo	$155,000	$60	39
775 7th St	0.40mi	4/2.0 (+1)	2,134 (-12%)	21mo	$159,000	$75	38

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: 17.2%
• Equity multiple: 1.70×
• Total profit: $11,699
• Equity at exit: $8,931

10-year hold

• IRR: 25.8%
• Equity multiple: 3.27×
• Total profit: $38,060
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$229 /mo · $2,743/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $334

Break-even live

Break-even rent $719

Max offer price $59,900

Occupancy floor 66%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-12
   pricelisting id $59,900 Pending 114 DOM
2. 2026-06-07
   statusdays on market $45,000 Pending 114 DOM
3. 2026-06-05
   days on market $45,000 Active 113 DOM
4. 2026-06-03
   days on market $45,000 Active 112 DOM
5. 2026-06-02
   days on market $45,000 Active 111 DOM
6. 2026-06-01
   days on market $45,000 Active 110 DOM
7. 2026-05-31
   days on market $45,000 Active 109 DOM
8. 2026-05-30
   days on market $45,000 Active 108 DOM
9. 2026-05-12
   price $45,000 768-char remark

   Show marketing remark (768 chars)

   So many possibilities with this spacious two story, 4 bedroom, 3.5 bath home on a desirable corner lot in Charleston! Whether you're looking for a large single-family residence or want to restore it to its former use as a duplex, this property offers flexibility to fit your vision. The main level features a generous eat-in kitchen, dining room, and convenient laundry area - ideal for everyday living or multi-unit potential. Upstairs, you'll find the primary bedroom complete with an oversized en-suite bath, along with additional bedrooms and baths offering plenty of space for family or guests. Outside, enjoy low-maintenance vinyl siding, a newer roof (2019), a welcoming shady front porch, and an enclosed back porch perfect for relaxing year-round! Sold as is.

10. 2026-04-27
    status Active 768-char remark

    Show marketing remark (768 chars)

    So many possibilities with this spacious two story, 4 bedroom, 3.5 bath home on a desirable corner lot in Charleston! Whether you're looking for a large single-family residence or want to restore it to its former use as a duplex, this property offers flexibility to fit your vision. The main level features a generous eat-in kitchen, dining room, and convenient laundry area - ideal for everyday living or multi-unit potential. Upstairs, you'll find the primary bedroom complete with an oversized en-suite bath, along with additional bedrooms and baths offering plenty of space for family or guests. Outside, enjoy low-maintenance vinyl siding, a newer roof (2019), a welcoming shady front porch, and an enclosed back porch perfect for relaxing year-round! Sold as is.

11. 2026-04-13
    historical Contingent - Continue to Show 768-char remark

    Show marketing remark (768 chars)

    So many possibilities with this spacious two story, 4 bedroom, 3.5 bath home on a desirable corner lot in Charleston! Whether you're looking for a large single-family residence or want to restore it to its former use as a duplex, this property offers flexibility to fit your vision. The main level features a generous eat-in kitchen, dining room, and convenient laundry area - ideal for everyday living or multi-unit potential. Upstairs, you'll find the primary bedroom complete with an oversized en-suite bath, along with additional bedrooms and baths offering plenty of space for family or guests. Outside, enjoy low-maintenance vinyl siding, a newer roof (2019), a welcoming shady front porch, and an enclosed back porch perfect for relaxing year-round! Sold as is.

12. 2026-03-17
    price $59,900 768-char remark

    Show marketing remark (768 chars)

    So many possibilities with this spacious two story, 4 bedroom, 3.5 bath home on a desirable corner lot in Charleston! Whether you're looking for a large single-family residence or want to restore it to its former use as a duplex, this property offers flexibility to fit your vision. The main level features a generous eat-in kitchen, dining room, and convenient laundry area - ideal for everyday living or multi-unit potential. Upstairs, you'll find the primary bedroom complete with an oversized en-suite bath, along with additional bedrooms and baths offering plenty of space for family or guests. Outside, enjoy low-maintenance vinyl siding, a newer roof (2019), a welcoming shady front porch, and an enclosed back porch perfect for relaxing year-round! Sold as is.

13. 2026-03-17
    price $59,900 768-char remark

    Show marketing remark (768 chars)

    So many possibilities with this spacious two story, 4 bedroom, 3.5 bath home on a desirable corner lot in Charleston! Whether you're looking for a large single-family residence or want to restore it to its former use as a duplex, this property offers flexibility to fit your vision. The main level features a generous eat-in kitchen, dining room, and convenient laundry area - ideal for everyday living or multi-unit potential. Upstairs, you'll find the primary bedroom complete with an oversized en-suite bath, along with additional bedrooms and baths offering plenty of space for family or guests. Outside, enjoy low-maintenance vinyl siding, a newer roof (2019), a welcoming shady front porch, and an enclosed back porch perfect for relaxing year-round! Sold as is.

14. 2026-02-11
    listed $69,900 Active 768-char remark

    Show marketing remark (768 chars)

    So many possibilities with this spacious two story, 4 bedroom, 3.5 bath home on a desirable corner lot in Charleston! Whether you're looking for a large single-family residence or want to restore it to its former use as a duplex, this property offers flexibility to fit your vision. The main level features a generous eat-in kitchen, dining room, and convenient laundry area - ideal for everyday living or multi-unit potential. Upstairs, you'll find the primary bedroom complete with an oversized en-suite bath, along with additional bedrooms and baths offering plenty of space for family or guests. Outside, enjoy low-maintenance vinyl siding, a newer roof (2019), a welcoming shady front porch, and an enclosed back porch perfect for relaxing year-round! Sold as is.

15. 2026-02-11
    listed $69,900 Active 768-char remark

    Show marketing remark (768 chars)

    So many possibilities with this spacious two story, 4 bedroom, 3.5 bath home on a desirable corner lot in Charleston! Whether you're looking for a large single-family residence or want to restore it to its former use as a duplex, this property offers flexibility to fit your vision. The main level features a generous eat-in kitchen, dining room, and convenient laundry area - ideal for everyday living or multi-unit potential. Upstairs, you'll find the primary bedroom complete with an oversized en-suite bath, along with additional bedrooms and baths offering plenty of space for family or guests. Outside, enjoy low-maintenance vinyl siding, a newer roof (2019), a welcoming shady front porch, and an enclosed back porch perfect for relaxing year-round! Sold as is.

16. 2021-10-15
    soldstatus $53,000
17. 2021-10-14
    soldstatus $53,000
18. 2021-10-14
    soldstatus $53,000
19. 2021-07-31
    listed $65,000
20. 2021-07-31
    listed $65,000
21. 2007-12-30
    historical

ⓘ 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: $2,743 · $229/mo
• Projected year-2 tax: $2,743 · $229/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 4/10 Moderate 7 d/yr ≥105°F today · 19 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: $13,701
• − Mortgage interest: −$3,355
• − Property taxes: −$2,743
• − Insurance: −$300
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$1,743
• Taxable income: $3,369
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $3,203/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: 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

-30.8% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $45,000 MRED as Distributed by MLS Grid
• 2026-04-27 Relisted — MRED as Distributed by MLS Grid
• 2026-04-13 Contingent — MRED as Distributed by MLS Grid
• 2026-03-17 Price Changed $59,900 CIBR
• 2026-03-17 Price Changed $59,900 MRED as Distributed by MLS Grid
• 2026-02-11 Listed $69,900 CIBR
• 2026-02-11 Listed $69,900 MRED as Distributed by MLS Grid
• 2021-10-15 Sold (Public Records) $53,000 Public Records
• 2021-10-14 Sold (MLS) $53,000 MRED as Distributed by MLS Grid
• 2021-10-14 Sold (MLS) $53,000 CIBR
• 2021-07-31 Listed $65,000 MRED as Distributed by MLS Grid
• 2021-07-31 Listed $65,000 CIBR
• 2007-12-30 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2024): $2,743 · +1.5% YoY. Source: county tax records.