308 N Clay St · Robinson, IL 62454

$100

3 bd · 1.5 ba · 1,152 sqft · Other public records · 46 Days on market

Built 1920 0.40 ac lot

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Why this score? — see what drove the C 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This property will sell by online auction with bidding beginning to end on Monday, June 15th. Approx. 1,152 SQ FT, 3 bed 1.5 bath home in town on 0.40 acres. Open house will be Monday, June 1st from 4:00 P. M. to 5:00 P. M. or by appointment. Property sells AS IS with zero contingencies. All inspections must be completed prior to bidding. Property is subject to sell prior to auction. This 3-bedroom, 1.5-bath bungalow situation on a generous 0.40-acre corner lot features a 2-car detached garage, additional outbuildings for storage or hobbies, and a large yard with space to enjoy the outdoors. Inside, you’ll find a functional floor plan, spacious bedrooms, and a full basement. The enclo

Key facts

• Large yard
• Deck
• Corner lot

Tags

• CORNER LOT
• DETACHED GARAGE
• OUTBUILDINGS FOR STORAGE
• LARGE YARD
• ENCLOSED PATIO
• DECK

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-level / single-story
• Construction: Vinyl siding; Asphalt shingle roof; Built with a full basement
• Exterior features: Deck; Enclosed porch; Patio; Shed(s) / outbuilding; Gravel road access

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Gas water heater; Unfinished full basement with walk-out access
• Laundry & utility: No laundry appliances listed

🔨 Auction listing. The $100 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $67,310 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $100.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $100).
• Recommended offer: $97 (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#761 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Robinson CUSD 2 (town): math 21% / reading 36% proficiency, ranked #271 of 620 in IL (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 14 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $465 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Crawford County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($97) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 1009.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97 (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 1920 — 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. 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: 1.19% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $67,310
• List price: $100
• Delta: -99.85%
• 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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-269
• Equity at exit: $10,036

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $13,498
• Equity at exit: $5,820

Cash invested: $18,847 (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 62454

• Active inventory: 21

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$353
• Tax est. 1.5%: −$84 /mo · $1,010/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $167

Break-even live

Break-even rent $589

Max offer price $67,310

Occupancy floor 74%

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: $16,827
• Closing costs: $2,019
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 S Walters St Robinson, IL	2.0	1.0	950	$800	$0.84	43d	1	0.67mi

Listing history 15 events

1. 2026-06-18
   days on market $100 Active 46 DOM
2. 2026-06-17
   days on market $100 Active 45 DOM
3. 2026-06-16
   days on market $100 Active 44 DOM
4. 2026-06-16
   days on market $100 Active 43 DOM
5. 2026-06-12
   days on market $100 Active 42 DOM
6. 2026-06-09
   days on market $100 Active 39 DOM
7. 2026-06-08
   days on market $100 Active 38 DOM
8. 2026-06-07
   days on market $100 Active 37 DOM
9. 2026-06-07
   days on market $100 Active 36 DOM
10. 2026-06-04
    days on market $100 Active 33 DOM
11. 2026-06-02
    days on market $100 Active 32 DOM
12. 2026-06-01
    days on market $100 Active 31 DOM
13. 2026-05-31
    days on market $100 Active 30 DOM
14. 2026-05-31
    days on market $100 Active 29 DOM
15. 2026-04-28
    listed $100 Active 976-char remark

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $9,600
• − Mortgage interest: −$3,770
• − Property taxes: −$1,010
• − Insurance: −$337
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$1,958
• Taxable income: $989
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $1,765/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: Robinson CUSD 2
• NCES district ID: 1734230
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 36% ▼ -11.00%
• Median HH income: $45,260
• Composite: 24.45/100
• National rank: #7669
• State rank: #271 of 620 in IL

Livability — Robinson

• Score: 63/100
• State rank: #761
• US rank: #15326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robinson, IL
• Population (ZIP): 10,441

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 18,610 people
• By 2030: 18,078 · -2.9%
• By 2040: 16,963 · -8.9%
• By 2050: 15,662 · -15.8%
• By 2075: 12,384 · -33.5%
• By 2100: 8,916 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Hispanic / Latino 4% Two or more races 2% Native American 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+52.4) · D 22.9% · R 75.4% · Other 1.7%
• 2008→2024 swing: -39.4pp toward R · 2008: -13.0pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+51.3 2016: R+49.1 2012: R+31.6 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.37%
• Current HPI: 105.76
• 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

Property tax history

+16.1%/yr

Latest (2023): $541 · +352.5% YoY. Source: county tax records.