718 Superior St · Chapin, IL 62628

$24,900

3 bd · 1.0 ba · 1,103 sqft · Other · 72 Days on market

Built 1920 10,454 sqft lot $23/sqft · 61% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.3/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Submit Offers via Auction dot com or via Listing Agent. Solid 3-bedroom ranch home on quiet street. Nice place to live or great investment. Priced way below the market. Curb viewing only. Grounds are overgrown.

Key facts

• 0.24 acre lot
• Built 1920
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $25k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#974 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D, schools F, amenities F.
• Triopia CUSD 27 (rural): math 40% / reading 35% proficiency, ranked #353 of 919 in IL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $172 of loan paydown is wiped out by about $351 of value loss. Plan a longer hold.
• Morgan County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.4% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 4 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1920 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.31% ✓
• Cap rate: 39.49%
• Cash-on-cash: 118.56%
• DSCR: 6.28
• GRM: 1.9

CMA / ARV

• ARV (median comp): $63,862
• List price: $24,900
• Delta: -61.01%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-1.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.96×
• Total profit: $41,549
• Equity at exit: $5,525

10-year hold

• IRR: —
• Equity multiple: 14.52×
• Total profit: $94,273
• Equity at exit: $5,398

Cash invested: $6,972 (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 62628

• Home prices YoY: -1.1%
• Active inventory: 3
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$18 /mo · $219/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $689

Break-even live

Break-even rent $201

Max offer price $24,900

Occupancy floor 31%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $24,900 Active 72 DOM
2. 2026-06-18
   days on market $24,900 Active 71 DOM
3. 2026-06-17
   days on market $24,900 Active 70 DOM
4. 2026-06-16
   days on market $24,900 Active 69 DOM
5. 2026-06-15
   days on market $24,900 Active 68 DOM
6. 2026-06-14
   days on market $24,900 Active 66 DOM
7. 2026-06-13
   days on market $24,900 Active 65 DOM
8. 2026-06-10
   days on market $24,900 Active 63 DOM
9. 2026-06-09
   days on market $24,900 Active 62 DOM
10. 2026-06-08
    days on market $24,900 Active 61 DOM
11. 2026-06-07
    days on market $24,900 Active 60 DOM
12. 2026-06-03
    days on market $24,900 Active 56 DOM
13. 2026-06-02
    days on market $24,900 Active 55 DOM
14. 2026-06-01
    days on market $24,900 Active 54 DOM
15. 2026-05-31
    days on market $24,900 Active 53 DOM
16. 2026-05-30
    days on market $24,900 Active 52 DOM
17. 2026-04-08
    listed $24,900 Active 210-char remark

    Show marketing remark (210 chars)

    Submit Offers via Auction dot com or via Listing Agent. Solid 3-bedroom ranch home on quiet street. Nice place to live or great investment. Priced way below the market. Curb viewing only. Grounds are overgrown.

18. 2026-04-08
    historical

    Show marketing remark (210 chars)

    Submit Offers via Auction dot com or via Listing Agent. Solid 3-bedroom ranch home on quiet street. Nice place to live or great investment. Priced way below the market. Curb viewing only. Grounds are overgrown.

19. 2025-12-31
    listed Active
20. 2025-12-31
    historical
21. 2025-12-17
    historical
22. 2025-10-03
    historical
23. 2025-10-03
    listed Active
24. 2025-10-03
    listed Active

ⓘ 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: $219 · $18/mo
• Projected year-2 tax: $392 · $33/mo
• Expected delta: +$173/yr (+$14/mo · 79.2%)

ⓘ 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 ≥106°F today · 19 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: $12,881
• − Mortgage interest: −$1,395
• − Property taxes: −$219
• − Insurance: −$124
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$724
• Taxable income: $8,358
• Est. tax owed @ 24.0%: −$2,006
• After-tax cash flow: $6,260/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: Triopia CUSD 27
• NCES district ID: 1710830
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $52,870
• Composite: 35.23/100
• National rank: #9852
• State rank: #353 of 919 in IL

Livability — Chapin

• Score: 60/100
• State rank: #974
• US rank: #18853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chapin, IL
• Population (ZIP): 871

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 32,874 people
• By 2030: 31,698 · -3.6%
• By 2040: 29,050 · -11.6%
• By 2050: 26,381 · -19.8%
• By 2075: 20,235 · -38.4%
• By 2100: 14,324 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Serbian 1% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+32.5) · D 33.1% · R 65.6% · Other 1.3%
• 2008→2024 swing: -31.7pp toward R · 2008: -0.8pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+31.8 2016: R+29.9 2012: R+15.4 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.41%
• Current HPI: 129.7417
• 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

• 2026-04-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-04-08 Listed $24,900 MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-31 Listed — MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-03 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-03 Listed — RMLSA as Distributed by MLS Grid
• 2025-10-03 Listed — MRED as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2024): $219 · +5.4% YoY. Source: county tax records.