307 NE 6th St · Atlanta, IL 61723

$36,000

2 bd · 1.0 ba · 756 sqft · Other public records · 1 Days on market

Built 1881 0.41 ac lot ↓ 28% 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 +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Presold

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1881

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $36k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $36k).

Location & tenants

• Location reads 66/100 on livability (#596 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Olympia CUSD 16 (rural): math 29% / reading 30% proficiency, ranked #237 of 620 in IL (top 38%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Olympia South Elem Sch (math 22% / reading 37%, grade F, #658 of 2,056 statewide, top 35%, 327 students, 0% FRL); Olympia Middle School (math 26% / reading 26%, grade F, #318 of 665 statewide, top 48%, 386 students, 0% FRL); Olympia High School (math 32% / reading 32%, grade F, #157 of 693 statewide, top 25%, 503 students, 0% FRL) — zoned schools average 0% FRL vs 30% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 10 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $249 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Logan County population projected at -11% 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 1881 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,000

Questions for the listing agent

1. Built in 1881 — 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: 2.34% ✓
• Cap rate: 20.19%
• Cash-on-cash: 49.64%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 47.3%
• Equity multiple: 3.06×
• Total profit: $20,737
• Equity at exit: $5,368

10-year hold

• IRR: 53.0%
• Equity multiple: 6.19×
• Total profit: $52,306
• Equity at exit: $3,113

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 61723

• Home prices YoY: -23.0%
• Active inventory: 17
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $417

Break-even live

Break-even rent $315

Max offer price $36,000

Occupancy floor 46%

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 13 events

1. 2026-04-10
   status Pending
2. 2026-04-10
   listed $36,000 Active
3. 2025-04-28
   historical
4. 2025-03-24
   price
5. 2025-02-18
   price
6. 2025-01-11
   listed Active
7. 2025-01-11
   historical
8. 2025-01-02
   price
9. 2024-11-27
   price
10. 2024-11-15
    listed Active
11. 2011-09-02
    listed $59,900
12. 2011-09-01
    soldstatus $50,000
13. 2011-08-31
    soldstatus $50,000

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,113
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$809
• − Management: −$809
• − Depreciation: −$1,047
• Taxable income: $4,711
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $3,873/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: Olympia CUSD 16
• NCES district ID: 1729890
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $62,002
• Composite: 26.94/100
• National rank: #7081
• State rank: #237 of 620 in IL

Livability — Atlanta

• Score: 66/100
• State rank: #596
• US rank: #12371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, IL
• Population (ZIP): 2,255

Population outlook (Logan County) Hauer SSP2

• Today (2025): 28,066 people
• By 2030: 27,370 · -2.5%
• By 2040: 26,078 · -7.1%
• By 2050: 24,908 · -11.3%
• By 2075: 22,504 · -19.8%
• By 2100: 19,226 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Portuguese 3% Slovak 2% Italian 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+41.5) · D 28.2% · R 69.8% · Other 2.0%
• 2008→2024 swing: -24.6pp toward R · 2008: -16.9pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+39.8 2016: R+40.1 2012: R+32.1 2008: R+16.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.82%
• Current HPI: 160.0263
• 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

-28.0% since first listed

13 events — show timeline

• 2026-04-10 Pending — MRED as Distributed by MLS Grid
• 2026-04-10 Listed $36,000 MRED as Distributed by MLS Grid
• 2025-04-28 Listing Removed — MRED as Distributed by MLS Grid
• 2025-03-24 Price Changed — MRED as Distributed by MLS Grid
• 2025-02-18 Price Changed — MRED as Distributed by MLS Grid
• 2025-01-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-11 Listed — MRED as Distributed by MLS Grid
• 2025-01-02 Price Changed — MRED as Distributed by MLS Grid
• 2024-11-27 Price Changed — MRED as Distributed by MLS Grid
• 2024-11-15 Listed — MRED as Distributed by MLS Grid
• 2011-09-02 Listed $59,900 RMLSA as Distributed by MLS Grid
• 2011-09-01 Sold (Public Records) $50,000 Public Records
• 2011-08-31 Sold (MLS) $50,000 RMLSA as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2024): $2,194 · +9.2% YoY. Source: county tax records.