305 W Clark Ave · Effingham, IL 62401

$130,000

1 bd · 1.0 ba · 1,606 sqft · SingleFamily public records · 18 Days on market

Built 1920 6,885 sqft lot $81/sqft · 21% below area Est $165k · 21% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enormous 3 bedroom, 1 bathroom home that is ready for you! Tall ceilings, a HUGE kitchen with built-ins, and a HUGE dining room with new flooring. Updates include replacement windows throughout and fresh paint! This property is centrally located in town for easy access to dining, shopping, schools, and a short walk to Bliss Park. There is also a fenced in backyard for corralling pets, kids, and entertaining. Don't let this one get away!

Key facts

• Fenced in backyard
• Great location
• New water heater

Tags

• VICTORIAN STYLE
• UPDATED KITCHEN CABINETS
• FENCED IN BACKYARD
• NEW WATER HEATER
• STANDOUT CURB APPEAL
• GREAT LOCATION

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1920
• Construction: Shingle roof
• Exterior features: Level lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms; Primary bedroom on main level; Additional bedrooms located on upper level, lower level, basement, and an additional level; Several bedrooms have egress windows
• Flooring: Laminate flooring in multiple bedrooms; Vinyl flooring in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $24 ($293/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (12.4% below list).
• Recommended offer: $114k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.6% in Effingham — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#140 in IL, #2,564 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F.
• Effingham CUSD 40 (town): math 18% / reading 26% 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: Effingham High School (math 27% / reading 27%, grade F, #218 of 693 statewide, top 35%, 734 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 111 active listings in the ZIP; 27 units permitted in Effingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Effingham County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,824 (12.4% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (median comp): $165,046
• List price: $130,000
• Delta: -21.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 E Brentwood Ave	0.52mi	2/2.0 (+1)	1,556 (-3%)	7mo	$147,000	$94	56
507 E Jefferson Ave	0.69mi	2/1.0 (+1)	1,495 (-7%)	4mo	$107,500	$72	49
516 E Brentwood Ave	0.57mi	2/1.0 (+1)	1,728 (+8%)	18mo	$149,000	$86	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-19,508
• Equity at exit: $19,383

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-14,973
• Equity at exit: $11,240

Cash invested: $36,400 (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 62401

• Home prices YoY: -26.2%
• Active inventory: 111
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $24

Break-even live

Break-even rent $1,107

Max offer price $130,000

Occupancy floor 93%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-15
   status Pending 979-char remark
2. 2026-05-12
   price $130,000 979-char remark
3. 2026-04-24
   listed $139,000 Active 979-char remark
4. 2020-03-20
   soldstatus $70,000
5. 2020-03-19
   soldstatus $70,000 445-char remark

   Show marketing remark (445 chars)

   Enormous 3 bedroom, 1 bathroom home that is ready for you! Tall ceilings, a HUGE kitchen with built-ins, and a HUGE dining room with new flooring. Updates include replacement windows throughout and fresh paint! This property is centrally located in town for easy access to dining, shopping, schools, and a short walk to Bliss Park. There is also a fenced in backyard for corralling pets, kids, and entertaining. Don't let this one get away!

6. 2020-03-19
   soldstatus $70,000

   Show marketing remark (445 chars)

   Enormous 3 bedroom, 1 bathroom home that is ready for you! Tall ceilings, a HUGE kitchen with built-ins, and a HUGE dining room with new flooring. Updates include replacement windows throughout and fresh paint! This property is centrally located in town for easy access to dining, shopping, schools, and a short walk to Bliss Park. There is also a fenced in backyard for corralling pets, kids, and entertaining. Don't let this one get away!

7. 2019-04-01
   listed $77,900 445-char remark

   Show marketing remark (445 chars)

   Enormous 3 bedroom, 1 bathroom home that is ready for you! Tall ceilings, a HUGE kitchen with built-ins, and a HUGE dining room with new flooring. Updates include replacement windows throughout and fresh paint! This property is centrally located in town for easy access to dining, shopping, schools, and a short walk to Bliss Park. There is also a fenced in backyard for corralling pets, kids, and entertaining. Don't let this one get away!

8. 2019-04-01
   listed $77,900

   Show marketing remark (445 chars)

   Enormous 3 bedroom, 1 bathroom home that is ready for you! Tall ceilings, a HUGE kitchen with built-ins, and a HUGE dining room with new flooring. Updates include replacement windows throughout and fresh paint! This property is centrally located in town for easy access to dining, shopping, schools, and a short walk to Bliss Park. There is also a fenced in backyard for corralling pets, kids, and entertaining. Don't let this one get away!

9. 2017-07-07
   soldstatus $76,000
10. 2017-07-06
    soldstatus $76,000
11. 2017-07-06
    soldstatus $76,000
12. 2017-04-15
    listed $79,900
13. 2017-04-15
    listed $79,900
14. 2016-05-27
    soldstatus $73,000
15. 2016-05-27
    soldstatus $73,000
16. 2016-05-27
    soldstatus $73,100
17. 2016-03-23
    listed $75,000
18. 2016-03-23
    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: $1,667 · $139/mo
• Projected year-2 tax: $2,309 · $192/mo
• Expected delta: +$642/yr (+$54/mo · 38.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,659
• − Mortgage interest: −$7,282
• − Property taxes: −$1,667
• − Insurance: −$650
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$3,782
• Taxable loss: −$1,907
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $751/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: Effingham CUSD 40
• NCES district ID: 1713560
• Math proficiency: 18% ▼ -5.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $48,021
• Composite: 19.35/100
• National rank: #8789
• State rank: #387 of 620 in IL

Livability — Effingham

• Score: 78/100
• State rank: #140
• US rank: #2564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Effingham, IL
• City population: 19,371
• Population (ZIP): 19,371

Population outlook (Effingham County) Hauer SSP2

• Today (2025): 34,179 people
• By 2030: 33,648 · -1.6%
• By 2040: 32,066 · -6.2%
• By 2050: 29,813 · -12.8%
• By 2075: 24,101 · -29.5%
• By 2100: 17,174 · -49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Effingham

• 2024 margin: Solid R (+60.4) · D 19.0% · R 79.3% · Other 1.7%
• 2008→2024 swing: -24.4pp toward R · 2008: -36.0pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+59.2 2016: R+60.5 2012: R+52.0 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.52%
• Current HPI: 167.267
• 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

+46.7% since first listed

19 events — show timeline

• 2026-06-18 Sold (MLS) $110,000 RMLSA as Distributed by MLS Grid
• 2026-05-15 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-12 Price Changed $130,000 RMLSA as Distributed by MLS Grid
• 2026-04-24 Listed $139,000 RMLSA as Distributed by MLS Grid
• 2020-03-20 Sold (Public Records) $70,000 Public Records
• 2020-03-19 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2020-03-19 Sold (MLS) $70,000 CIBR
• 2019-04-01 Listed $77,900 MRED as Distributed by MLS Grid
• 2019-04-01 Listed $77,900 CIBR
• 2017-07-07 Sold (Public Records) $76,000 Public Records
• 2017-07-06 Sold (MLS) $76,000 CIBR
• 2017-07-06 Sold (MLS) $76,000 MRED as Distributed by MLS Grid
• 2017-04-15 Listed $79,900 CIBR
• 2017-04-15 Listed $79,900 MRED as Distributed by MLS Grid
• 2016-05-27 Sold (Public Records) $73,100 Public Records
• 2016-05-27 Sold (MLS) $73,000 CIBR
• 2016-05-27 Sold (MLS) $73,000 MRED as Distributed by MLS Grid
• 2016-03-23 Listed $75,000 CIBR
• 2016-03-23 Listed $75,000 MRED as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2024): $1,667 · +11.9% YoY. Source: county tax records.