500 E 12th St · Georgetown, IL 61846

$16,050

2 bd · 1.0 ba · 1,674 sqft · SingleFamily · 13 Days on market

Built 1900 6,764 sqft lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Are you looking for a summer project? Check out this 2 bedroom bungalow in Georgetown, that is being sold with the lot next door and a barn! This property is being sold AS-IS. All listing information is taken from public record and is not guaranteed.

Key facts

• Barn
• Lot next door
• Bungalow

Tags

• BUNGALOW
• LOT NEXT DOOR
• BARN

Property features AI

Finance

• Other: Residential zoning (RES)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Wood siding; Shingle roof; Other foundation; Built as single-level structure
• Exterior features: Deck; Private maintained road access; Private road frontage

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom breakdown not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Gas water heater; Oven; Range; Refrigerator
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).

Location & tenants

• Location reads 63/100 on livability (#783 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Market conditions: 2 comparable units currently listed for rent nearby; 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($110 loan paydown + $2k appreciation (10.0% local appreciation)).
• Vermilion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $16,050

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 7.05% ✓
• Cap rate: 64.79%
• Cash-on-cash: 208.93%
• DSCR: 10.30
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $112,158
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Guy St	0.42mi	2/1.5	1,700 (+2%)	10mo	$89,000	$52	68
412 E 12th St	0.06mi	2/2.0	1,872 (+12%)	17mo	$125,000	$67	59
312 W 7th St	0.59mi	3/2.0 (+1)	1,712 (+2%)	3mo	$100,000	$58	57
412 Panola St	0.38mi	3/3.0 (+1)	1,462 (-13%)	7mo	$148,000	$101	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.04×
• Total profit: $58,593
• Equity at exit: $14,459

10-year hold

• IRR: —
• Equity multiple: 30.68×
• Total profit: $133,391
• Equity at exit: $31,182

Cash invested: $4,494 (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 61846

• Home prices YoY: 9.4%
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$84
• Tax est. 1.5%: −$20 /mo · $241/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $782

Break-even live

Break-even rent $140

Max offer price $16,050

Occupancy floor 26%

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: $4,012
• Closing costs: $482
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 W 12th St Georgetown, IL	3.0	1.0	1300	$1,100	$0.85	5d	1	0.47mi
208 Logan St Georgetown, IL	3.0	1.0	1100	$1,200	$1.09	13d	1	0.89mi

Listing history 9 events

1. 2026-06-18
   days on market $16,050 Active 13 DOM
2. 2026-06-17
   days on market $16,050 Active 12 DOM
3. 2026-06-16
   days on market $16,050 Active 11 DOM
4. 2026-06-15
   days on market $16,050 Active 10 DOM
5. 2026-06-13
   days on market $16,050 Active 8 DOM
6. 2026-06-09
   days on market $16,050 Active 4 DOM
7. 2026-06-08
   days on market $16,050 Active 3 DOM
8. 2026-06-07
   remarks 250-char remark
9. 2026-06-07
   listed $16,050 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 18 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: $13,570
• − Mortgage interest: −$899
• − Property taxes: −$241
• − Insurance: −$80
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$467
• Taxable income: $9,712
• Est. tax owed @ 24.0%: −$2,331
• After-tax cash flow: $7,059/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)

No district data.

Livability — Georgetown

• Score: 63/100
• State rank: #783
• US rank: #15620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, IL
• Population (ZIP): 4,484

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 72,775 people
• By 2030: 69,235 · -4.9%
• By 2040: 62,360 · -14.3%
• By 2050: 55,539 · -23.7%
• By 2075: 40,606 · -44.2%
• By 2100: 26,985 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+35.7) · D 31.4% · R 67.0% · Other 1.6%
• 2008→2024 swing: -36.2pp toward R · 2008: 0.6pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.9 2016: R+29.2 2012: R+15.7 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.78%
• Current HPI: 254.5489
• 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

-73.2% since first listed

5 events — show timeline

• 2026-06-05 Listed $16,050 CIBR
• 2026-02-06 Listing Removed — MRED as Distributed by MLS Grid
• 2024-11-13 Listed $67,000 CIBR
• 2024-11-12 Listed — MRED as Distributed by MLS Grid
• 2005-03-15 Sold (Public Records) $60,000 Public Records

Property tax history

+5.1%/yr

Latest (2024): $1,231 · +10.4% YoY. Source: county tax records.