501 S Dean St · Royalton, IL 62983

$36,000

3 bd · 1.0 ba · 1,260 sqft · Other · 181 Days on market

Built 1935 0.36 ac lot $29/sqft · 53% below area ↓ 27% since listing

---

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
• Appreciation +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Very attractive and well maintained home situated on two lots This home features covered front and rear porch, garage with extra storage, good size rooms, partial basement, newer roof and Hvac system. 0

Key facts

• Extra storage space
• Hardwood flooring
• Large corner lot

Tags

• LARGE CORNER LOT
• DETACHED SINGLE CAR GARAGE
• EXTRA STORAGE SPACE
• HARDWOOD FLOORING
• NEWER WINDOWS
• NEW KITCHEN BASE CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $36k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#836 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Zeigler-Royalton CUSD 188 (rural): math 10% / reading 20% proficiency, ranked #524 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $450 of equity ($249 loan paydown + $201 appreciation (0.6% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $13k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1935 — 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 $31,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1935 — 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: 3.09% ✓
• Cap rate: 25.89%
• Cash-on-cash: 69.99%
• DSCR: 4.11
• GRM: 2.7

CMA / ARV

• ARV (median comp): $77,073
• List price: $36,000
• Delta: -53.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.5%
• Equity multiple: 4.71×
• Total profit: $37,391
• Equity at exit: $11,471

10-year hold

• IRR: 73.9%
• Equity multiple: 9.61×
• Total profit: $86,780
• Equity at exit: $14,630

Cash invested: $10,080 (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 62983

• Home prices YoY: 0.9%
• Active inventory: 10
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$189
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $588

Break-even live

Break-even rent $370

Max offer price $36,000

Occupancy floor 42%

Sensitivity live

Price	-10% $608	-5% $598	+0% $588	+5% $578	+10% $568
Rent	-10% $500	-5% $544	+0% $588	+5% $632	+10% $676
Rate	-1.0pp $606	-0.5pp $597	base $588	+0.5pp $579	+1.0pp $569

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $36,000 Active 181 DOM
2. 2026-06-18
   days on market $36,000 Active 180 DOM
3. 2026-06-17
   days on market $36,000 Active 179 DOM
4. 2026-06-16
   days on market $36,000 Active 178 DOM
5. 2026-06-15
   days on market $36,000 Active 177 DOM
6. 2026-06-14
   days on market $36,000 Active 175 DOM
7. 2026-06-13
   days on market $36,000 Active 174 DOM
8. 2026-06-10
   days on market $36,000 Active 172 DOM
9. 2026-06-09
   days on market $36,000 Active 171 DOM
10. 2026-06-08
    days on market $36,000 Active 170 DOM
11. 2026-06-07
    days on market $36,000 Active 169 DOM
12. 2026-06-02
    days on market $36,000 Active 164 DOM
13. 2026-06-01
    days on market $36,000 Active 163 DOM
14. 2026-05-31
    days on market $36,000 Active 162 DOM
15. 2026-05-30
    days on market $36,000 Active 161 DOM
16. 2026-04-16
    price $36,000
17. 2026-02-03
    status Active
18. 2026-01-31
    historical
19. 2026-01-27
    price $37,200
20. 2026-01-06
    historical
21. 2025-09-26
    price
22. 2025-08-14
    price
23. 2025-08-02
    price
24. 2025-07-03
    listed Active
25. 2019-04-10
    soldstatus $49,000 202-char remark

    Show marketing remark (202 chars)

    Very attractive and well maintained home situated on two lots This home features covered front and rear porch, garage with extra storage, good size rooms, partial basement, newer roof and Hvac system. 0

26. 2019-04-10
    soldstatus $49,000 202-char remark

    Show marketing remark (202 chars)

    Very attractive and well maintained home situated on two lots This home features covered front and rear porch, garage with extra storage, good size rooms, partial basement, newer roof and Hvac system. 0

27. 2018-07-02
    listed $49,000 202-char remark

    Show marketing remark (202 chars)

    Very attractive and well maintained home situated on two lots This home features covered front and rear porch, garage with extra storage, good size rooms, partial basement, newer roof and Hvac system. 0

28. 2018-07-02
    listed $49,000 202-char remark

    Show marketing remark (202 chars)

    Very attractive and well maintained home situated on two lots This home features covered front and rear porch, garage with extra storage, good size rooms, partial basement, newer roof and Hvac system. 0

ⓘ 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: $1,060 · $88/mo
• Projected year-2 tax: $1,060 · $88/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 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,368
• − Mortgage interest: −$2,017
• − Property taxes: −$1,060
• − Insurance: −$180
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$1,047
• Taxable income: $6,925
• Est. tax owed @ 24.0%: −$1,662
• After-tax cash flow: $5,393/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: Zeigler-Royalton CUSD 188
• NCES district ID: 1743800
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $37,645
• Composite: 12.55/100
• National rank: #9621
• State rank: #524 of 620 in IL

Livability — Royalton

• Score: 62/100
• State rank: #836
• US rank: #16478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royalton, IL
• Population (ZIP): 1,623

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Slovak 5% Romanian 4%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.56%
• Current HPI: 62.854
• 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

-26.5% since first listed

13 events — show timeline

• 2026-04-16 Price Changed $36,000 MRED as Distributed by MLS Grid
• 2026-02-03 Relisted — MRED as Distributed by MLS Grid
• 2026-01-31 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-27 Price Changed $37,200 MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-09-26 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-08-14 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-08-02 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-03 Listed — RMLSA as Distributed by MLS Grid
• 2019-04-10 Sold (MLS) $49,000 RMLSA as Distributed by MLS Grid
• 2019-04-10 Sold (MLS) $49,000 MRED as Distributed by MLS Grid
• 2018-07-02 Listed $49,000 RMLSA as Distributed by MLS Grid
• 2018-07-02 Listed $49,000 MRED as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2024): $1,060 · +3.1% YoY. Source: county tax records.