592 Brown Ave · Livingston, IL 62058

$75,000

2 bd · 1.0 ba · 1,077 sqft · SingleFamily public records · 42 Days on market

Built 1920 6,250 sqft lot $70/sqft · 18% below area Est $93k · 19% under

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Why this score? — see what drove the A- 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• 1% rule +8.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Discover the charm of 592 Brown AVE, LVNGSTN IL 62058, a single-family residence built in 1920. This inviting home is ready for its next chapter, With two comfortable bedrooms, this home has plenty of storage with three large walk-in closets. The single well-appointed bathroom has an on demand hot water heater. This property offers an exceptional opportunity to embrace small town life

Key facts

• Separate kitchen
• Separate dining room
• Main floor laundry

Tags

• MAIN FLOOR LAUNDRY
• ON DEMAND HOT WATER HEATER
• SEPARATE KITCHEN
• SEPARATE DINING ROOM

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; 220-volt electric service (Ameren); Cable connected; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Corner lot; Lot dimensions approximately 50 x 125

Interior

• Kitchen: Kitchen on main level (approx. 10 x 14)
• Bedrooms: 2 bedrooms on the main level (each approx. 9 x 12)
• Bathrooms: 1 full bathroom on the main level (approx. 9 x 6)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Tankless water heater; 6 total rooms
• Laundry & utility: Laundry located in the hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#779 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.
• Staunton CUSD 6 (town): math 22% / reading 28% proficiency, ranked #323 of 620 in IL (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Staunton High School (math 22% / reading 22%, grade F, #319 of 693 statewide, top 50%, 411 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($519 loan paydown + $5k appreciation (6.7% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $75k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. 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. 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: 1.30% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (median comp): $93,057
• List price: $75,000
• Delta: -19.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Nicholls St	0.14mi	2/1.0	1,144 (+6%)	3mo	$119,900	$105	81
393 S 2nd St	0.10mi	2/1.0	1,008 (-6%)	21mo	$110,900	$110	67
694 Elm St	0.24mi	2/1.0	992 (-8%)	11mo	$69,000	$70	66
163 Williams St	0.39mi	2/2.0	1,024 (-5%)	16mo	$105,000	$103	56
695 Elm St	0.26mi	3/1.0 (+1)	1,181 (+10%)	14mo	$115,000	$97	55
336 Mullen St	0.35mi	3/1.5 (+1)	1,188 (+10%)	17mo	$132,000	$111	45
246 N 3rd St	0.32mi	3/1.0 (+1)	1,223 (+14%)	21mo	$17,000	$14	40

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

Projected returns pro-forma

6.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 3.03×
• Total profit: $42,675
• Equity at exit: $50,714

10-year hold

• IRR: 27.5%
• Equity multiple: 6.28×
• Total profit: $110,960
• Equity at exit: $95,214

Cash invested: $21,000 (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 62058

• Home prices YoY: 3.9%
• Active inventory: 6
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $277

Break-even live

Break-even rent $626

Max offer price $75,000

Occupancy floor 67%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 42 DOM
2. 2026-06-17
   days on market $75,000 Active 41 DOM
3. 2026-06-16
   days on market $75,000 Active 40 DOM
4. 2026-06-15
   days on market $75,000 Active 39 DOM
5. 2026-06-13
   days on market $75,000 Active 37 DOM
6. 2026-06-12
   days on market $75,000 Active 36 DOM
7. 2026-06-09
   days on market $75,000 Active 33 DOM
8. 2026-06-08
   days on market $75,000 Active 32 DOM
9. 2026-06-07
   days on market $75,000 Active 31 DOM
10. 2026-06-07
    days on market $75,000 Active 30 DOM
11. 2026-06-04
    days on market $75,000 Active 27 DOM
12. 2026-06-02
    days on market $75,000 Active 26 DOM
13. 2026-06-01
    days on market $75,000 Active 25 DOM
14. 2026-05-31
    days on market $75,000 Active 24 DOM
15. 2026-05-31
    days on market $75,000 Active 23 DOM
16. 2026-05-07
    listed $75,000 Active 388-char remark
17. 2009-10-15
    soldstatus $27,000

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$432/yr (+$36/mo · 51.4%)

ⓘ 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 5/10 Major 7 d/yr ≥106°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,725
• − Mortgage interest: −$4,201
• − Property taxes: −$839
• − Insurance: −$375
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$2,182
• Taxable income: $2,252
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $2,789/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: Staunton CUSD 6
• NCES district ID: 1737590
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $49,408
• Composite: 21.98/100
• National rank: #8211
• State rank: #323 of 620 in IL

Livability — Livingston

• Score: 63/100
• State rank: #779
• US rank: #15547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livingston, IL
• City population: 791
• Population (ZIP): 791

Population outlook (Madison County) Hauer SSP2

• Today (2025): 258,371 people
• By 2030: 251,523 · -2.7%
• By 2040: 233,640 · -9.6%
• By 2050: 213,042 · -17.5%
• By 2075: 165,255 · -36.0%
• By 2100: 123,953 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 14% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Romanian 3% American 2%
• Foreign-born: 0% · South Korea
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.3) · D 42.5% · R 55.8% · Other 1.8%
• 2008→2024 swing: -22.5pp toward R · 2008: 9.2pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+13.2 2016: R+15.6 2012: R+1.4 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.74%
• Current HPI: 181.8157
• 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

+177.8% since first listed

2 events — show timeline

• 2026-05-07 Listed $75,000 MARIS as Distributed by MLS Grid
• 2009-10-15 Sold (Public Records) $27,000 Public Records

Property tax history

+2.9%/yr

Latest (2024): $839 · +15.6% YoY. Source: county tax records.