312 E Randolph St · McLeansboro, IL 62859

$60,000

2 bd · 2.0 ba · 980 sqft · SingleFamily · 146 Days on market

Built 1970 5,227 sqft lot $61/sqft · 25% below area Est $80k · 25% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for your First Home, an investment property or hunting refuge, this one is full of potential!! New Plumbing throughout the home. Two (2) Bedroom, Two (2) Bath with open Dining/Living Area. In addition to the home, this property features an impressive Detached 28 x 24 Two (2) Car Garage with Two (2) Overhead Doors, Concrete flooring and Electric ideal for a workshop, parking or those hobbies.

Key facts

• Concrete flooring
• Detached garage
• 5,227 sq ft lot

Tags

• DETACHED GARAGE
• CONCRETE FLOORING
• ELECTRIC IDEAL FOR WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/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: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#381 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Hamilton County CUSD 10 (town): math 23% / reading 33% proficiency, ranked #285 of 620 in IL (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hamilton County population projected at -19% 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1970 — 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: 1.71% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.65%
• DSCR: 2.36
• GRM: 4.9

CMA / ARV

• ARV (median comp): $79,570
• List price: $60,000
• Delta: -24.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 W Hull St	0.32mi	2/1.0	936 (-4%)	15mo	$80,000	$85	61
207 S Washington St	0.27mi	2/2.0	884 (-10%)	13mo	$133,000	$150	60
108 N Walnut St	0.35mi	3/1.0 (+1)	1,056 (+8%)	2mo	$30,000	$28	60
507 E Jefferson St	0.38mi	3/1.0 (+1)	916 (-6%)	19mo	$74,900	$82	46
507 N Hancock St	0.64mi	2/1.0	952 (-3%)	21mo	$74,000	$78	44
209 E Powell Ave	0.70mi	2/2.0	1,008 (+3%)	23mo	$78,000	$77	44
701 E Broadway St	0.49mi	2/1.0	1,104 (+13%)	17mo	$60,000	$54	38
504 N Oak St	0.64mi	2/1.0	1,064 (+9%)	19mo	$30,000	$28	36

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: 25.4%
• Equity multiple: 2.05×
• Total profit: $17,606
• Equity at exit: $8,946

10-year hold

• IRR: 33.1%
• Equity multiple: 4.01×
• Total profit: $50,511
• Equity at exit: $5,188

Cash invested: $16,800 (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 62859

• Home prices YoY: -19.6%
• Active inventory: 26
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $429

Break-even live

Break-even rent $486

Max offer price $60,000

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $60,000 Active 146 DOM
2. 2026-06-17
   days on market $60,000 Active 145 DOM
3. 2026-06-16
   days on market $60,000 Active 144 DOM
4. 2026-06-15
   days on market $60,000 Active 143 DOM
5. 2026-06-13
   days on market $60,000 Active 141 DOM
6. 2026-06-12
   days on market $60,000 Active 140 DOM
7. 2026-06-09
   days on market $60,000 Active 137 DOM
8. 2026-06-08
   days on market $60,000 Active 136 DOM
9. 2026-06-07
   days on market $60,000 Active 135 DOM
10. 2026-06-04
    days on market $60,000 Active 131 DOM
11. 2026-06-02
    days on market $60,000 Active 130 DOM
12. 2026-06-01
    days on market $60,000 Active 129 DOM
13. 2026-05-31
    days on market $60,000 Active 128 DOM
14. 2026-05-31
    days on market $60,000 Active 127 DOM
15. 2026-05-01
    status Active
16. 2026-03-26
    historical
17. 2026-01-06
    historical
18. 2025-12-17
    historical
19. 2025-09-26
    listed 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: $528 · $44/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$417/yr (+$35/mo · 79.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,346
• − Mortgage interest: −$3,361
• − Property taxes: −$528
• − Insurance: −$300
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$1,745
• Taxable income: $4,436
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $4,085/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: Hamilton County CUSD 10
• NCES district ID: 1710790
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 33% ▼ -14.00%
• Median HH income: $42,383
• Composite: 23.78/100
• National rank: #7812
• State rank: #285 of 620 in IL

Livability — McLeansboro

• Score: 70/100
• State rank: #381
• US rank: #7967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McLeansboro, IL
• Population (ZIP): 5,199

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 7,718 people
• By 2030: 7,433 · -3.7%
• By 2040: 6,852 · -11.2%
• By 2050: 6,254 · -19.0%
• By 2075: 4,777 · -38.1%
• By 2100: 3,465 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+63.3) · D 17.7% · R 81.0% · Other 1.4%
• 2008→2024 swing: -50.2pp toward R · 2008: -13.1pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+60.3 2016: R+58.0 2012: R+33.0 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.86%
• Current HPI: 101.7665
• 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

Property tax history

+0.9%/yr

Latest (2025): $528 · +1.8% YoY. Source: county tax records.