712 Mulkey · Christopher, IL 62822

$34,000

3 bd · 1.5 ba · 1,440 sqft · Other · 66 Days on market

Built 1950 $24/sqft · 60% below area ↓ 31% 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
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Charming Single-Family Home in the Heart of Christopher – Perfect Starter or Investment Opportunity!Welcome to 712 S Mulkey St, a cozy and well-established single-family residence nestled on a spacious 0.36-acre lot in the desirable Browning & Jones 2nd Addition subdivision (S1/2 of Lot 4). This 3-bedroom, 1.5-bathroom home offers approximately 1,440 square feet of comfortable living space, ideal for first-time buyers, downsizers, or savvy investors seeking a solid property in a friendly Southern Illinois community.Step inside to find a practical layout with ample room for everyday living. The home features two functional bedrooms, a full bath, and versatile living areas ready for your personal touches and updates. Natural light flows through the windows, highlighting the home's classic charm and potential.Outside, enjoy the generous 0.36-acre lot with plenty of yard space for gardening, outdoor activities, or future expansions. The property is conveniently located just minutes from local amenities,

Key facts

• Natural light
• Spacious lot
• Generous yard space

Tags

• SPACIOUS LOT
• VERSATILE LIVING AREAS
• NATURAL LIGHT
• GENEROUS YARD SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $34k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($690 rent vs $34k).
• Recommended offer: $32k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,100 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Christopher USD 99 (town): math 9% / reading 21% proficiency, ranked #520 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $235 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Franklin County population projected at -16% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1950 — 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 $31,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 2.03% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.12%
• DSCR: 2.25
• GRM: 4.1

CMA / ARV

• ARV (median comp): $84,218
• List price: $34,000
• Delta: -59.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.4%
• Equity multiple: 1.92×
• Total profit: $8,763
• Equity at exit: $5,070

10-year hold

• IRR: 30.5%
• Equity multiple: 3.75×
• Total profit: $26,186
• Equity at exit: $2,940

Cash invested: $9,520 (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 62822

• Home prices YoY: -4.8%
• Active inventory: 17
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $690 medium
• Mortgage (P&I): −$178
• Tax from tax record: −$129 /mo · $1,551/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$145
• Net cashflow: $223

Break-even live

Break-even rent $407

Max offer price $34,000

Occupancy floor 63%

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 S Emma St Christopher, IL	2.0	1.0	914	$590	$0.65	44d	1	0.14mi
305 S State St Christopher, IL	3.0	1.0	1100	$860	$0.78	44d	1	0.28mi

Listing history 3 events

1. 2026-05-06
   price $34,000 1025-char remark

   Show marketing remark (1025 chars)

   Charming Single-Family Home in the Heart of Christopher – Perfect Starter or Investment Opportunity!Welcome to 712 S Mulkey St, a cozy and well-established single-family residence nestled on a spacious 0.36-acre lot in the desirable Browning & Jones 2nd Addition subdivision (S1/2 of Lot 4). This 3-bedroom, 1.5-bathroom home offers approximately 1,440 square feet of comfortable living space, ideal for first-time buyers, downsizers, or savvy investors seeking a solid property in a friendly Southern Illinois community.Step inside to find a practical layout with ample room for everyday living. The home features two functional bedrooms, a full bath, and versatile living areas ready for your personal touches and updates. Natural light flows through the windows, highlighting the home's classic charm and potential.Outside, enjoy the generous 0.36-acre lot with plenty of yard space for gardening, outdoor activities, or future expansions. The property is conveniently located just minutes from local amenities,

2. 2026-04-10
   price $44,750 1025-char remark

   Show marketing remark (1025 chars)

   Charming Single-Family Home in the Heart of Christopher – Perfect Starter or Investment Opportunity!Welcome to 712 S Mulkey St, a cozy and well-established single-family residence nestled on a spacious 0.36-acre lot in the desirable Browning & Jones 2nd Addition subdivision (S1/2 of Lot 4). This 3-bedroom, 1.5-bathroom home offers approximately 1,440 square feet of comfortable living space, ideal for first-time buyers, downsizers, or savvy investors seeking a solid property in a friendly Southern Illinois community.Step inside to find a practical layout with ample room for everyday living. The home features two functional bedrooms, a full bath, and versatile living areas ready for your personal touches and updates. Natural light flows through the windows, highlighting the home's classic charm and potential.Outside, enjoy the generous 0.36-acre lot with plenty of yard space for gardening, outdoor activities, or future expansions. The property is conveniently located just minutes from local amenities,

3. 2026-03-20
   listed $49,000 Active 1025-char remark

   Show marketing remark (1025 chars)

   Charming Single-Family Home in the Heart of Christopher – Perfect Starter or Investment Opportunity!Welcome to 712 S Mulkey St, a cozy and well-established single-family residence nestled on a spacious 0.36-acre lot in the desirable Browning & Jones 2nd Addition subdivision (S1/2 of Lot 4). This 3-bedroom, 1.5-bathroom home offers approximately 1,440 square feet of comfortable living space, ideal for first-time buyers, downsizers, or savvy investors seeking a solid property in a friendly Southern Illinois community.Step inside to find a practical layout with ample room for everyday living. The home features two functional bedrooms, a full bath, and versatile living areas ready for your personal touches and updates. Natural light flows through the windows, highlighting the home's classic charm and potential.Outside, enjoy the generous 0.36-acre lot with plenty of yard space for gardening, outdoor activities, or future expansions. The property is conveniently located just minutes from local amenities,

ⓘ 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: $1,551 · $129/mo
• Projected year-2 tax: $1,551 · $129/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 ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,276
• − Mortgage interest: −$1,905
• − Property taxes: −$1,551
• − Insurance: −$170
• − Repairs & maintenance: −$662
• − Management: −$662
• − Depreciation: −$989
• Taxable income: $2,337
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $2,116/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: Christopher USD 99
• NCES district ID: 1700217
• Math proficiency: 9% ▼ -8.00%
• Reading proficiency: 21% ▼ -14.00%
• Median HH income: $38,947
• Composite: 12.67/100
• National rank: #9606
• State rank: #520 of 620 in IL

Livability — Christopher

• Score: 58/100
• State rank: #1100
• US rank: #20866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Christopher, IL
• City population: 2,437
• Population (ZIP): 2,437

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 (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Slovak 6% Lithuanian 5%
• Foreign-born: 0% · Canada
• 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: ▼ -3.29%
• Current HPI: 65.1454
• 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

-30.6% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $34,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Price Changed $44,750 MARIS as Distributed by MLS Grid
• 2026-03-20 Listed $49,000 MARIS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $1,551 · +4.2% YoY. Source: county tax records.