321 S Prairie St · Blue Mound, IL 62513

$39,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 236 Days on market

Built 1900 0.29 ac lot $46/sqft · 36% below area ↓ 21% 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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Fixer upper opportunity in a small town location. Built in 1900, this two story home has potential for the right buyer. With some vision and updates, this could make a charming home or a great investment opportunity. Bring your ideas and patience to make this one shine.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#608 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Meridian CUSD 15 (rural): math 21% / reading 25% proficiency, ranked #353 of 620 in IL (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 63 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($270 loan paydown + $2k appreciation (6.1% local appreciation)).
• Macon County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $36k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 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 1900 — 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: 3.22% ✓
• Cap rate: 25.34%
• Cash-on-cash: 68.02%
• DSCR: 4.03
• GRM: 2.6

CMA / ARV

• ARV (median comp): $121,748
• List price: $39,000
• Delta: -67.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.6%
• Equity multiple: 5.67×
• Total profit: $50,996
• Equity at exit: $24,762

10-year hold

• IRR: 72.8%
• Equity multiple: 11.92×
• Total profit: $119,235
• Equity at exit: $45,117

Cash invested: $10,920 (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 62513

• Home prices YoY: 3.1%
• Active inventory: 9
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$151 /mo · $1,814/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $619

Break-even live

Break-even rent $471

Max offer price $39,000

Occupancy floor 46%

Sensitivity live

Price	-10% $748	-5% $630	+0% $619	+5% $608	+10% $597
Rent	-10% $520	-5% $569	+0% $619	+5% $669	+10% $718
Rate	-1.0pp $639	-0.5pp $629	base $619	+0.5pp $609	+1.0pp $599

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $39,000 Active 236 DOM
2. 2026-06-19
   days on market $39,000 Active 234 DOM
3. 2026-06-18
   days on market $39,000 Active 233 DOM
4. 2026-06-17
   days on market $39,000 Active 232 DOM
5. 2026-06-16
   days on market $39,000 Active 231 DOM
6. 2026-06-15
   days on market $39,000 Active 230 DOM
7. 2026-06-14
   days on market $39,000 Active 228 DOM
8. 2026-06-13
   days on market $39,000 Active 227 DOM
9. 2026-06-10
   days on market $39,000 Active 225 DOM
10. 2026-06-09
    days on market $39,000 Active 224 DOM
11. 2026-06-08
    days on market $39,000 Active 223 DOM
12. 2026-06-07
    days on market $39,000 Active 222 DOM
13. 2026-06-03
    days on market $39,000 Active 218 DOM
14. 2026-06-02
    days on market $39,000 Active 217 DOM
15. 2026-06-01
    days on market $39,000 Active 216 DOM
16. 2026-05-31
    days on market $39,000 Active 215 DOM
17. 2026-05-30
    days on market $39,000 Active 214 DOM
18. 2026-03-28
    historical
19. 2026-01-20
    price $59,000 270-char remark

    Show marketing remark (270 chars)

    Fixer upper opportunity in a small town location. Built in 1900, this two story home has potential for the right buyer. With some vision and updates, this could make a charming home or a great investment opportunity. Bring your ideas and patience to make this one shine.

20. 2025-10-28
    listed $75,000 Active 270-char remark

    Show marketing remark (270 chars)

    Fixer upper opportunity in a small town location. Built in 1900, this two story home has potential for the right buyer. With some vision and updates, this could make a charming home or a great investment opportunity. Bring your ideas and patience to make this one shine.

21. 2021-03-25
    soldstatus $70,667
22. 2021-03-16
    soldstatus $70,000
23. 2020-11-22
    listed
24. 2020-11-22
    listed $75,000

ⓘ 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: $1,814 · $151/mo
• Projected year-2 tax: $1,814 · $151/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 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: $15,052
• − Mortgage interest: −$2,185
• − Property taxes: −$1,814
• − Insurance: −$195
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$1,135
• Taxable income: $7,316
• Est. tax owed @ 24.0%: −$1,756
• After-tax cash flow: $5,672/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: Meridian CUSD 15
• NCES district ID: 1700123
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $57,708
• Composite: 21.13/100
• National rank: #8434
• State rank: #353 of 620 in IL

Livability — Blue Mound

• Score: 65/100
• State rank: #608
• US rank: #12547

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: Blue Mound, IL
• Population (ZIP): 1,377

Population outlook (Macon County) Hauer SSP2

• Today (2025): 99,568 people
• By 2030: 94,973 · -4.6%
• By 2040: 85,250 · -14.4%
• By 2050: 75,920 · -23.8%
• By 2075: 55,962 · -43.8%
• By 2100: 36,468 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Scottish 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Arabic 1% Other Indo-European 1%

Political lean MEDSL · Macon

• 2024 margin: R (+18.9) · D 39.8% · R 58.7% · Other 1.4%
• 2008→2024 swing: -20.0pp toward R · 2008: 1.1pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+17.7 2016: R+18.1 2012: R+5.2 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.10%
• Current HPI: 204.4094
• 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

-21.3% since first listed

7 events — show timeline

• 2026-03-28 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-20 Price Changed $59,000 CIBR
• 2025-10-28 Listed $75,000 CIBR
• 2021-03-25 Sold (Public Records) $70,667 Public Records
• 2021-03-16 Sold (MLS) $70,000 CIBR
• 2020-11-22 Listed $75,000 CIBR
• 2020-11-22 Listed — MRED as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2024): $1,814 · +12.1% YoY. Source: county tax records.