312 E 11th St · Georgetown, IL 61846

$90,000

3 bd · 1.0 ba · 1,348 sqft · Other · 65 Days on market

Built 1945 0.26 ac lot $67/sqft · 7% above area Est $84k · 7% over

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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 +24.8/30.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +7.0/10.0
• Schools +5.0/10.0
• ARV discount +4.2/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this charming Georgetown gem, where comfort and functionality come together effortlessly! This inviting 3-bedroom, 1-bath home offers a warm, welcoming feel from the moment you step inside. The thoughtfully designed layout includes a separate dining room-perfect for hosting gatherings or enjoying everyday meals. Step outside to a fully fenced backyard, offering privacy and plenty of space for pets, play, gardening, or simply unwinding at the end of the day. Car enthusiasts, hobbyists, or those needing extra storage will love the impressive 30x40 heated garage with room for up to four vehicles, and with endless possibilities. Conveniently located near schools, shopping, and local amenities, this home makes daily living a breeze. With its inviting spaces, versatile features, and standout garage, this Georgetown property is one you won't want to miss!

Key facts

• Near schools
• Heated garage
• Near shopping

Tags

• SEPARATE DINING ROOM
• FULLY FENCED BACKYARD
• HEATED GARAGE
• NEAR SCHOOLS
• NEAR SHOPPING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

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: 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 8 units permitted in Vermilion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 8y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1945 — 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 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?
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: 1.20% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 6.9

CMA / ARV

• ARV (median comp): $83,927
• List price: $90,000
• Delta: 7.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.9%
• Equity multiple: 3.43×
• Total profit: $61,178
• Equity at exit: $81,079

10-year hold

• IRR: 26.8%
• Equity multiple: 7.77×
• Total profit: $170,710
• Equity at exit: $174,850

Cash invested: $25,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $190

Break-even live

Break-even rent $839

Max offer price $90,000

Occupancy floor 77%

Sensitivity live

Price	-10% $241	-5% $216	+0% $190	+5% $165	+10% $139
Rent	-10% $105	-5% $148	+0% $190	+5% $233	+10% $276
Rate	-1.0pp $236	-0.5pp $213	base $190	+0.5pp $167	+1.0pp $143

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	6d	1	0.42mi
208 Logan St Georgetown, IL	3.0	1.0	1100	$1,200	$1.09	14d	1	0.80mi
212 Logan St Georgetown, IL	2.0	1.0	1000	$895	$0.90	22d	1	0.82mi

Listing history 48 events

1. 2026-06-21
   days on market $90,000 Active 65 DOM
2. 2026-06-18
   days on market $90,000 Active 62 DOM
3. 2026-06-17
   days on market $90,000 Active 61 DOM
4. 2026-06-16
   days on market $90,000 Active 60 DOM
5. 2026-06-15
   days on market $90,000 Active 59 DOM
6. 2026-06-13
   days on market $90,000 Active 57 DOM
7. 2026-06-09
   days on market $90,000 Active 53 DOM
8. 2026-06-08
   days on market $90,000 Active 52 DOM
9. 2026-06-07
   days on market $90,000 Active 51 DOM
10. 2026-06-04
    days on market $90,000 Active 48 DOM
11. 2026-06-03
    days on market $90,000 Active 47 DOM
12. 2026-06-02
    days on market $90,000 Active 46 DOM
13. 2026-06-01
    days on market $90,000 Active 45 DOM
14. 2026-05-31
    days on market $90,000 Active 44 DOM
15. 2026-05-18
    price $90,000 877-char remark

    Show marketing remark (877 chars)

    Welcome home to this charming Georgetown gem, where comfort and functionality come together effortlessly! This inviting 3-bedroom, 1-bath home offers a warm, welcoming feel from the moment you step inside. The thoughtfully designed layout includes a separate dining room-perfect for hosting gatherings or enjoying everyday meals. Step outside to a fully fenced backyard, offering privacy and plenty of space for pets, play, gardening, or simply unwinding at the end of the day. Car enthusiasts, hobbyists, or those needing extra storage will love the impressive 30x40 heated garage with room for up to four vehicles, and with endless possibilities. Conveniently located near schools, shopping, and local amenities, this home makes daily living a breeze. With its inviting spaces, versatile features, and standout garage, this Georgetown property is one you won't want to miss!

16. 2026-04-30
    listed $95,000 Active 876-char remark

    Show marketing remark (876 chars)

    Welcome home to this charming Georgetown gem, where comfort and functionality come together effortlessly! This inviting 3-bedroom, 1-bath home offers a warm, welcoming feel from the moment you step inside. The thoughtfully designed layout includes a separate dining room-perfect for hosting gatherings or enjoying everyday meals. Step outside to a fully fenced backyard, offering privacy and plenty of space for pets, play, gardening, or simply unwinding at the end of the day. Car enthusiasts, hobbyists, or those needing extra storage will love the impressive 30x40 heated garage with room for up to four vehicles, and with endless possibilities. Conveniently located near schools, shopping, and local amenities, this home makes daily living a breeze. With its inviting spaces, versatile features, and standout garage, this Georgetown property is one you won't want to miss!

17. 2026-04-17
    listed $95,000 Active 877-char remark

    Show marketing remark (877 chars)

    Welcome home to this charming Georgetown gem, where comfort and functionality come together effortlessly! This inviting 3-bedroom, 1-bath home offers a warm, welcoming feel from the moment you step inside. The thoughtfully designed layout includes a separate dining room-perfect for hosting gatherings or enjoying everyday meals. Step outside to a fully fenced backyard, offering privacy and plenty of space for pets, play, gardening, or simply unwinding at the end of the day. Car enthusiasts, hobbyists, or those needing extra storage will love the impressive 30x40 heated garage with room for up to four vehicles, and with endless possibilities. Conveniently located near schools, shopping, and local amenities, this home makes daily living a breeze. With its inviting spaces, versatile features, and standout garage, this Georgetown property is one you won't want to miss!

18. 2026-03-25
    status Pending
19. 2026-03-18
    historical
20. 2025-12-20
    listed Active
21. 2025-11-05
    price $81,000
22. 2025-10-15
    price $82,000
23. 2025-10-02
    status Active
24. 2025-08-31
    status Pending
25. 2025-08-24
    listed $83,500 Active
26. 2024-10-08
    soldstatus $70,000 Closed
27. 2024-10-08
    soldstatus $70,000 Closed
28. 2024-09-17
    status Pending
29. 2024-08-30
    status Pending
30. 2024-08-30
    historical
31. 2024-08-27
    status Active
32. 2024-08-27
    status Active
33. 2024-08-27
    price $65,000
34. 2024-08-27
    price $65,000
35. 2024-08-16
    status Pending
36. 2024-08-16
    status Pending
37. 2024-08-09
    listed $78,900 Active
38. 2024-08-09
    listed $78,900 Active
39. 2023-07-03
    soldstatus $64,000 Closed
40. 2023-07-03
    soldstatus $64,000 Closed
41. 2023-05-24
    status Pending
42. 2023-05-24
    status Pending
43. 2023-05-20
    listed $69,900 Active
44. 2023-05-20
    listed $69,900 Active
45. 2018-07-27
    soldstatus $22,500
46. 2018-07-27
    soldstatus $89,500
47. 2018-05-18
    listed $22,500
48. 2002-09-25
    soldstatus $40,000

ⓘ 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: $1,843 · $154/mo
• Projected year-2 tax: $1,943 · $162/mo
• Expected delta: +$100/yr (+$8/mo · 5.4%)

ⓘ 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 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: $12,963
• − Mortgage interest: −$5,041
• − Property taxes: −$1,843
• − Insurance: −$450
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,618
• Taxable income: $936
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $2,059/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

+125.0% since first listed

34 events — show timeline

• 2026-05-18 Price Changed $90,000 MRED as Distributed by MLS Grid
• 2026-04-30 Listed $95,000 CIBR
• 2026-04-17 Listed $95,000 MRED as Distributed by MLS Grid
• 2026-03-25 Pending — MRED as Distributed by MLS Grid
• 2026-03-18 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-20 Listed — MRED as Distributed by MLS Grid
• 2025-11-05 Price Changed $81,000 CIBR
• 2025-10-15 Price Changed $82,000 CIBR
• 2025-10-02 Relisted — CIBR
• 2025-08-31 Pending — CIBR
• 2025-08-24 Listed $83,500 CIBR
• 2024-10-08 Sold (MLS) $70,000 CIBR
• 2024-10-08 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2024-09-17 Pending — MRED as Distributed by MLS Grid
• 2024-08-30 Pending — CIBR
• 2024-08-30 Listing Removed — MRED as Distributed by MLS Grid
• 2024-08-27 Relisted — MRED as Distributed by MLS Grid
• 2024-08-27 Relisted — CIBR
• 2024-08-27 Price Changed $65,000 CIBR
• 2024-08-27 Price Changed $65,000 MRED as Distributed by MLS Grid
• 2024-08-16 Pending — CIBR
• 2024-08-16 Pending — MRED as Distributed by MLS Grid
• 2024-08-09 Listed $78,900 CIBR
• 2024-08-09 Listed $78,900 MRED as Distributed by MLS Grid
• 2023-07-03 Sold (MLS) $64,000 CIBR
• 2023-07-03 Sold (MLS) $64,000 MRED as Distributed by MLS Grid
• 2023-05-24 Pending — MRED as Distributed by MLS Grid
• 2023-05-24 Pending — CIBR
• 2023-05-20 Listed $69,900 CIBR
• 2023-05-20 Listed $69,900 MRED as Distributed by MLS Grid
• 2018-07-27 Sold (Public Records) $89,500 Public Records
• 2018-07-27 Sold (MLS) $22,500 CIBR
• 2018-05-18 Listed $22,500 CIBR
• 2002-09-25 Sold (Public Records) $40,000 Public Records

Property tax history

+2.8%/yr

Latest (2024): $1,843 · +55.3% YoY. Source: county tax records.