614 French St · Chapin, IL 62628

$89,900

2 bd · 1.0 ba · 1,260 sqft · SingleFamily · 40 Days on market

Built 1930 10,240 sqft lot $71/sqft · 40% above area Est $64k · 40% over

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +6.8/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks

Adorable home in Triopia School District is being offered by these long time owners! Lots of love and care lives here and pride of ownership is evident! Large LR opens to the DR with fireplace, 2 bedrooms, kitchen is loaded with cabinets and appliances with a cute breakfast nook! Enclosed porch on the front and off the garage. The garage is 2 car tandem with doors on the front and back and a nice workshop. Bathroom has a nice step in shower, new AC in 2024 and it's super neat and clean! Hurry before you miss this sweet gem! Being sold AS IS

Key facts

• Breakfast nook
• 2 car tandem garage
• Enclosed porch

Tags

• FIREPLACE
• BREAKFAST NOOK
• ENCLOSED PORCH
• 2 CAR TANDEM GARAGE
• WORKSHOP
• STEP IN SHOWER

Property features AI

Exterior

• Parking: 2-car garage (tandem)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1930
• Construction: Shingle roof; Partial basement
• Exterior features: Level lot; Lot dimensions approximately 64 x 160

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (Bedroom 1 on main level with egress window, Bedroom 2 on main level with egress window)
• Flooring: Carpet in main living areas and bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas log fireplace (1 total)
• Laundry & utility: Washer, Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% 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 $622 of loan paydown is wiped out by about $1k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1930 — 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: 1.18% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.33%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (median comp): $64,209
• List price: $89,900
• Delta: 40.01%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 French St	0.00mi	2/1.0	1,260 (0%)	0mo	$89,900	$71	100
718 Morgan St	0.13mi	2/1.0	1,288 (+2%)	8mo	$47,000	$36	83
411 Congress St	0.11mi	2/1.0	1,277 (+1%)	13mo	$112,000	$88	81
208 Oak St	0.24mi	3/2.0 (+1)	1,288 (+2%)	23mo	$145,000	$113	57

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

Projected returns pro-forma

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

5-year hold

• IRR: 8.5%
• Equity multiple: 1.37×
• Total profit: $9,367
• Equity at exit: $19,948

10-year hold

• IRR: 15.3%
• Equity multiple: 2.46×
• Total profit: $36,643
• Equity at exit: $19,488

Cash invested: $25,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $280

Break-even live

Break-even rent $703

Max offer price $89,900

Occupancy floor 69%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-10
   days on market $89,900 Under Contract 40 DOM
2. 2026-06-09
   days on market $89,900 Under Contract 39 DOM
3. 2026-06-08
   days on market $89,900 Under Contract 38 DOM
4. 2026-06-07
   days on market $89,900 Under Contract 37 DOM
5. 2026-06-03
   days on market $89,900 Under Contract 33 DOM
6. 2026-06-02
   days on market $89,900 Under Contract 32 DOM
7. 2026-06-01
   days on market $89,900 Under Contract 31 DOM
8. 2026-05-31
   days on market $89,900 Under Contract 30 DOM
9. 2026-05-30
   days on market $89,900 Under Contract 29 DOM
10. 2026-05-06
    historical Under Contract 546-char remark
11. 2026-04-30
    listed $89,900 Active 546-char remark

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $1,298 · $108/mo
• Expected delta: +$743/yr (+$62/mo · 134.1%)

ⓘ 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: $12,679
• − Mortgage interest: −$5,036
• − Property taxes: −$554
• − Insurance: −$450
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,615
• Taxable income: $1,996
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $2,876/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

+0.0% since first listed

3 events — show timeline

• 2026-06-12 Sold (MLS) $89,900 RMLSA as Distributed by MLS Grid
• 2026-05-06 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-30 Listed $89,900 RMLSA as Distributed by MLS Grid

Property tax history

-0.8%/yr

Latest (2025): $554 · -3.8% YoY. Source: county tax records.