701 W Vine St · Edinburg, IL 62531

$109,900

2 bd · 2.0 ba · 942 sqft · SingleFamily public records · 79 Days on market

Built 1900 7,100 sqft lot $117/sqft · 38% above area Est $100k · 10% over

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Why this score? — see what drove the F 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 +13.8/30.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• ARV discount +3.2/15.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.7/10.0

Listing remarks MLS

Well-cared-for and move-in ready! This charming home at 701 W Vine in Edinburg has been thoughtfully updated with major improvements already completed. Recent upgrades include newer roof, siding, gutters, furnace, water heater, electrical panel (fully rewired to code), updated drywall and ceilings, added insulation, and LVP flooring in key areas. See the attached list of all the updates in recent years. Kitchen and bath have been refreshed, and multiple exterior doors and storm doors have been replaced. Small in size but big on care, this home offers efficiency, comfort, and peace of mind. Located in the quiet community of Edinburg, enjoy small-town living with convenient access to Taylorville and Springfield. Move in and enjoy – the hard work has already been done!

Key facts

• Newer furnace
• Newer roof
• Newer siding

Tags

• NEWER ROOF
• NEWER SIDING
• NEWER GUTTERS
• NEWER FURNACE
• NEWER WATER HEATER
• FULLY REWIRED ELECTRICAL PANEL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $10 ($126/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 $88k (20.3% below list).
• Recommended offer: $88k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#501 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Edinburg CUSD 4 (rural): math 10% / reading 10% proficiency, ranked #810 of 919 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Edinburg Elem School (math 5% / reading 5%, grade F, #1,741 of 2,056 statewide, top 93%, 109 students, 0% FRL); Edinburg Jr High School (math 5% / reading 15%, grade F, #583 of 665 statewide, top 89%, 58 students, 0% FRL); Edinburg High School (math 10% / reading 30%, grade F, #357 of 693 statewide, top 54%, 77 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 26 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Christian County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,565 (20.3% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
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: 0.80% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (median comp): $100,315
• List price: $109,900
• Delta: 9.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 E Douglas St	0.44mi	2/1.0	950 (+1%)	18mo	$82,000	$86	59
401 S Sheridan St	0.59mi	3/1.0 (+1)	1,052 (+12%)	20mo	$75,000	$71	27

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-17,176
• Equity at exit: $16,386

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-14,239
• Equity at exit: $9,502

Cash invested: $30,772 (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 62531

• Home prices YoY: -4.2%
• Active inventory: 8
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $10

Break-even live

Break-even rent $862

Max offer price $109,900

Occupancy floor 94%

Sensitivity live

Price	-10% $73	-5% $42	+0% $10	+5% $-21	+10% $-52
Rent	-10% $-59	-5% $-24	+0% $10	+5% $45	+10% $80
Rate	-1.0pp $66	-0.5pp $38	base $10	+0.5pp $-18	+1.0pp $-47

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-18
   price $109,900 782-char remark

   Show marketing remark (782 chars)

   Well-cared-for and move-in ready! This charming home at 701 W Vine in Edinburg has been thoughtfully updated with major improvements already completed. Recent upgrades include newer roof, siding, gutters, furnace, water heater, electrical panel (fully rewired to code), updated drywall and ceilings, added insulation, and LVP flooring in key areas. See the attached list of all the updates in recent years. Kitchen and bath have been refreshed, and multiple exterior doors and storm doors have been replaced. Small in size but big on care, this home offers efficiency, comfort, and peace of mind. Located in the quiet community of Edinburg, enjoy small-town living with convenient access to Taylorville and Springfield. Move in and enjoy – the hard work has already been done!

2. 2026-04-06
   price $119,900 782-char remark

   Show marketing remark (782 chars)

   Well-cared-for and move-in ready! This charming home at 701 W Vine in Edinburg has been thoughtfully updated with major improvements already completed. Recent upgrades include newer roof, siding, gutters, furnace, water heater, electrical panel (fully rewired to code), updated drywall and ceilings, added insulation, and LVP flooring in key areas. See the attached list of all the updates in recent years. Kitchen and bath have been refreshed, and multiple exterior doors and storm doors have been replaced. Small in size but big on care, this home offers efficiency, comfort, and peace of mind. Located in the quiet community of Edinburg, enjoy small-town living with convenient access to Taylorville and Springfield. Move in and enjoy – the hard work has already been done!

3. 2026-03-17
   price $125,000 782-char remark

   Show marketing remark (782 chars)

   Well-cared-for and move-in ready! This charming home at 701 W Vine in Edinburg has been thoughtfully updated with major improvements already completed. Recent upgrades include newer roof, siding, gutters, furnace, water heater, electrical panel (fully rewired to code), updated drywall and ceilings, added insulation, and LVP flooring in key areas. See the attached list of all the updates in recent years. Kitchen and bath have been refreshed, and multiple exterior doors and storm doors have been replaced. Small in size but big on care, this home offers efficiency, comfort, and peace of mind. Located in the quiet community of Edinburg, enjoy small-town living with convenient access to Taylorville and Springfield. Move in and enjoy – the hard work has already been done!

4. 2026-03-06
   listed $130,000 Active 782-char remark

   Show marketing remark (782 chars)

   Well-cared-for and move-in ready! This charming home at 701 W Vine in Edinburg has been thoughtfully updated with major improvements already completed. Recent upgrades include newer roof, siding, gutters, furnace, water heater, electrical panel (fully rewired to code), updated drywall and ceilings, added insulation, and LVP flooring in key areas. See the attached list of all the updates in recent years. Kitchen and bath have been refreshed, and multiple exterior doors and storm doors have been replaced. Small in size but big on care, this home offers efficiency, comfort, and peace of mind. Located in the quiet community of Edinburg, enjoy small-town living with convenient access to Taylorville and Springfield. Move in and enjoy – the hard work has already been done!

5. 2022-10-28
   soldstatus $70,000
6. 2022-10-27
   soldstatus $70,000 Closed 200-char remark

   Show marketing remark (200 chars)

   All new flooring/carpet throughout the home except laundry. Bathroom recently updated, newer furnace and C/A. Roof less than 10 yrs old. Large fenced in back yard. Corner lot. One car attached garage.

7. 2022-09-29
   historical 200-char remark

   Show marketing remark (200 chars)

   All new flooring/carpet throughout the home except laundry. Bathroom recently updated, newer furnace and C/A. Roof less than 10 yrs old. Large fenced in back yard. Corner lot. One car attached garage.

8. 2022-09-28
   listed $70,000 200-char remark

   Show marketing remark (200 chars)

   All new flooring/carpet throughout the home except laundry. Bathroom recently updated, newer furnace and C/A. Roof less than 10 yrs old. Large fenced in back yard. Corner lot. One car attached garage.

9. 2007-05-18
   soldstatus $65,250
10. 2007-05-02
    soldstatus $65,250
11. 2006-11-29
    listed $69,900

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $1,602 · $134/mo
• Expected delta: +$892/yr (+$74/mo · 125.7%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,508
• − Mortgage interest: −$6,156
• − Property taxes: −$710
• − Insurance: −$550
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$3,197
• Taxable loss: −$1,786
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $554/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: Edinburg CUSD 4
• NCES district ID: 1713410
• Math proficiency: 10% ▲ 4.00%
• Reading proficiency: 10% ▼ -5.00%
• Median HH income: $59,902
• Composite: 14.22/100
• National rank: #14437
• State rank: #810 of 919 in IL

Livability — Edinburg

• Score: 67/100
• State rank: #501
• US rank: #10333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edinburg, IL
• Population (ZIP): 1,799

Population outlook (Christian County) Hauer SSP2

• Today (2025): 31,182 people
• By 2030: 29,787 · -4.5%
• By 2040: 26,793 · -14.1%
• By 2050: 23,757 · -23.8%
• By 2075: 17,333 · -44.4%
• By 2100: 11,573 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Black 2% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -40.4pp toward R · 2008: -6.3pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+44.6 2016: R+42.7 2012: R+23.1 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.57%
• Current HPI: 193.7751
• 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

+57.2% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $109,900 RMLSA as Distributed by MLS Grid
• 2026-04-06 Price Changed $119,900 RMLSA as Distributed by MLS Grid
• 2026-03-17 Price Changed $125,000 RMLSA as Distributed by MLS Grid
• 2026-03-06 Listed $130,000 RMLSA as Distributed by MLS Grid
• 2022-10-28 Sold (Public Records) $70,000 Public Records
• 2022-10-27 Sold (MLS) $70,000 RMLSA as Distributed by MLS Grid
• 2022-09-29 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-09-28 Listed $70,000 RMLSA as Distributed by MLS Grid
• 2007-05-18 Sold (Public Records) $65,250 Public Records
• 2007-05-02 Sold (MLS) $65,250 RMLSA as Distributed by MLS Grid
• 2006-11-29 Listed $69,900 RMLSA as Distributed by MLS Grid

Property tax history

-1.3%/yr

Latest (2024): $710 · +6.7% YoY. Source: county tax records.