967 N Bunker St · Equality, IL 62934

$59,900

2 bd · 1.0 ba · 900 sqft · SingleFamily · 46 Days on market

Built 1944 0.50 ac lot $67/sqft · 58% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

This is a Fixer Upper! 2 Bedroom, 1 Bath, Back Porch on 1/2 Acre w Pole Barn, and Storage Building on a corner lot. There is a screened in room detached from the home.

Key facts

• 0.5 acre lot
• Garage
• Built 1944

Property features AI

Finance

• Other: Property not rebuilt or rehabbed (per listing); Built before 1978
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; Total of 5 parking spaces (including garage); 1 garage space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Located in unincorporated area
• Construction: Built 81–90 years ago; Wood siding/frame construction
• Exterior features: Corner lot; Level lot

Interior

• Kitchen: Kitchen with eating area/table space; Range
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level with a full bath
• Flooring: Carpet in living room, dining room and bedrooms; Vinyl flooring in kitchen and one bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Five total rooms; School bus service available
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,182 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Gallatin CUSD 7 (rural): math 11% / reading 35% proficiency, ranked #387 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gallatin Elementary School (math 22% / reading 27%, grade F, #850 of 2,056 statewide, top 45%, 288 students, 0% FRL); Gallatin Junior High School (math 8% / reading 42%, grade F, #331 of 665 statewide, top 50%, 201 students, 0% FRL); Gallatin High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 215 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• Gallatin County population projected at -28% 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $60k implies a 499% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.41% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.26%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $143,790
• List price: $59,900
• Delta: -58.34%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.7%
• Equity multiple: 2.40×
• Total profit: $23,482
• Equity at exit: $26,934

10-year hold

• IRR: 25.5%
• Equity multiple: 4.63×
• Total profit: $60,840
• Equity at exit: $41,508

Cash invested: $16,772 (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 62934

• Active inventory: 4
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $255

Break-even live

Break-even rent $523

Max offer price $59,900

Occupancy floor 65%

Sensitivity live

Price	-10% $289	-5% $272	+0% $255	+5% $238	+10% $221
Rent	-10% $188	-5% $222	+0% $255	+5% $289	+10% $322
Rate	-1.0pp $285	-0.5pp $270	base $255	+0.5pp $240	+1.0pp $224

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $59,900 Active 46 DOM
2. 2026-06-21
   days on market $59,900 Active 45 DOM
3. 2026-06-21
   days on market $59,900 Active 44 DOM
4. 2026-06-18
   days on market $59,900 Active 42 DOM
5. 2026-06-17
   days on market $59,900 Active 41 DOM
6. 2026-06-16
   days on market $59,900 Active 40 DOM
7. 2026-06-15
   days on market $59,900 Active 39 DOM
8. 2026-06-13
   days on market $59,900 Active 37 DOM
9. 2026-06-12
   days on market $59,900 Active 36 DOM
10. 2026-06-09
    days on market $59,900 Active 33 DOM
11. 2026-06-08
    days on market $59,900 Active 32 DOM
12. 2026-06-07
    days on market $59,900 Active 31 DOM
13. 2026-06-07
    days on market $59,900 Active 30 DOM
14. 2026-06-04
    days on market $59,900 Active 27 DOM
15. 2026-06-02
    days on market $59,900 Active 26 DOM
16. 2026-06-01
    days on market $59,900 Active 25 DOM
17. 2026-05-31
    days on market $59,900 Active 24 DOM
18. 2026-05-31
    days on market $59,900 Active 23 DOM
19. 2026-04-30
    historical
20. 2026-01-08
    status Active
21. 2026-01-06
    historical
22. 2026-01-05
    historical
23. 2025-10-28
    listed Active
24. 1998-08-12
    soldstatus $10,000

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$235/yr (+$20/mo · 26.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,153
• − Mortgage interest: −$3,355
• − Property taxes: −$890
• − Insurance: −$300
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$1,743
• Taxable income: $2,242
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $2,524/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: Gallatin CUSD 7
• NCES district ID: 1700045
• Math proficiency: 11% ▼ -4.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $40,000
• Composite: 19.35/100
• National rank: #8788
• State rank: #387 of 620 in IL

Livability — Equality

• Score: 56/100
• State rank: #1182
• US rank: #22376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Equality, IL
• Population (ZIP): 698

Population outlook (Gallatin County) Hauer SSP2

• Today (2025): 4,719 people
• By 2030: 4,424 · -6.3%
• By 2040: 3,872 · -17.9%
• By 2050: 3,386 · -28.2%
• By 2075: 2,363 · -49.9%
• By 2100: 1,775 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Lithuanian 7% Scottish 6% Romanian 5%
• Foreign-born: 0%

Political lean MEDSL · Gallatin

• 2024 margin: Solid R (+53.9) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -67.0pp toward R · 2008: 13.1pp · 2024: -53.9pp
• All cycles: 2024: R+53.9 2020: R+52.2 2016: R+47.8 2012: R+18.1 2008: D+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

8 events — show timeline

• 2026-05-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-23 Relisted — MRED as Distributed by MLS Grid
• 2026-04-30 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-28 Listed — RMLSA as Distributed by MLS Grid
• 1998-08-12 Sold (Public Records) $10,000 Public Records

Property tax history

+22.2%/yr

Latest (2024): $890 · +42.0% YoY. Source: county tax records.