190 S East St · Hull, IL 62343

$85,000

3 bd · 1.0 ba · 1,152 sqft · Other public records · 50 Days on market

Built 1960 0.25 ac lot $74/sqft · 17% below area Est $105k · 19% under

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Why this score? — see what drove the B 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.7/10.0
• Appreciation +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Located in the quiet community of Hull, this 3-bedroom ranch offers a great opportunity for an investor, flipper, or buyer looking to build sweat equity. Situated on approximately a 1/4-acre lot, this property features a full basement, attached carport, and a functional layout with plenty of potential to bring your vision to life. Work and clean-up are needed, but the possibilities are there for the right buyer. Spacious yard, solid footprint, and opportunity to add value make this property worth a look. Power is Off - Bring flashlight. Property being sold as-is. Buyer to verify all information.

Key facts

• Spacious yard
• Attached carport
• Full basement

Tags

• FULL BASEMENT
• ATTACHED CARPORT
• SPACIOUS YARD
• SOLID FOOTPRINT

Property features AI

Exterior

• Parking: Attached parking; Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One or more additional levels (multi-level layout); Built in 1960
• Construction: Shingle roof
• Exterior features: Level lot; Outbuilding on the property

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms (main level and upper/lower/basement levels present); Primary bedroom on main level with vinyl flooring (approx. 8 x 11); Second bedroom on main level with carpet (approx. 11 x 15); Third bedroom on main level with carpet (approx. 11 x 11); Additional bedroom/rooms on upper, lower, basement, and extra levels
• Flooring: Carpet in living areas and most bedrooms; Vinyl flooring in kitchen and one bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Dishwasher; Microwave; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,054 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime D-.
• Western CUSD 12 (rural): math 18% / reading 27% proficiency, ranked #395 of 620 in IL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP; 20 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pike County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1960 — 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: 1.17% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (median comp): $104,677
• List price: $85,000
• Delta: -18.80%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.21×
• Total profit: $5,025
• Equity at exit: $16,314

10-year hold

• IRR: 13.0%
• Equity multiple: 2.14×
• Total profit: $27,185
• Equity at exit: $13,757

Cash invested: $23,800 (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 62343

• Home prices YoY: -1.7%
• Active inventory: 2
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $242

Break-even live

Break-even rent $687

Max offer price $85,000

Occupancy floor 71%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Under Contract 50 DOM
2. 2026-06-17
   days on market $85,000 Under Contract 49 DOM
3. 2026-06-16
   days on market $85,000 Under Contract 48 DOM
4. 2026-06-15
   days on market $85,000 Under Contract 47 DOM
5. 2026-06-13
   days on market $85,000 Under Contract 45 DOM
6. 2026-06-12
   days on market $85,000 Under Contract 44 DOM
7. 2026-06-09
   days on market $85,000 Under Contract 41 DOM
8. 2026-06-08
   days on market $85,000 Under Contract 40 DOM
9. 2026-06-07
   days on market $85,000 Under Contract 39 DOM
10. 2026-06-05
    days on market $85,000 Under Contract 37 DOM
11. 2026-06-04
    days on market $85,000 Under Contract 35 DOM
12. 2026-06-02
    days on market $85,000 Under Contract 34 DOM
13. 2026-06-01
    days on market $85,000 Under Contract 33 DOM
14. 2026-05-31
    days on market $85,000 Under Contract 32 DOM
15. 2026-05-31
    days on market $85,000 Under Contract 31 DOM
16. 2026-04-27
    listed $85,000 Active 603-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: $742 · $62/mo
• Projected year-2 tax: $1,336 · $111/mo
• Expected delta: +$594/yr (+$49/mo · 80.0%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,919
• − Mortgage interest: −$4,761
• − Property taxes: −$742
• − Insurance: −$425
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$2,473
• Taxable income: $1,610
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $2,513/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: Western CUSD 12
• NCES district ID: 1701387
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $41,536
• Composite: 19.14/100
• National rank: #8826
• State rank: #395 of 620 in IL

Livability — Hull

• Score: 59/100
• State rank: #1054
• US rank: #20178

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: Hull, IL
• Population (ZIP): 726

Population outlook (Pike County) Hauer SSP2

• Today (2025): 15,069 people
• By 2030: 14,505 · -3.7%
• By 2040: 13,340 · -11.5%
• By 2050: 12,159 · -19.3%
• By 2075: 9,227 · -38.8%
• By 2100: 6,064 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 14% Hispanic / Latino 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 6%
• Common ancestry: Slovak 8% Lithuanian 2% Italian 2%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.1% · Other 1.6%
• 2008→2024 swing: -44.9pp toward R · 2008: -18.8pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.9 2016: R+58.2 2012: R+35.4 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.05%
• Current HPI: 116.353
• 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

2 events — show timeline

• 2026-05-28 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-27 Listed $85,000 RMLSA as Distributed by MLS Grid

Property tax history

-1.7%/yr

Latest (2024): $742 · -28.1% YoY. Source: county tax records.