717 Railroad St · Beardstown, IL 62618

$49,900

3 bd · 1.0 ba · 594 sqft · Other public records · 93 Days on market

Built 1925 3,594 sqft lot $84/sqft · 12% above area Est $49k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.2/15.0
• Appreciation +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Newly Rewired, 1 Year Old Roof, Brand New Kitchen And Bathroom!

Key facts

• 3,594 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($907 rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,164 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Beardstown CUSD 15 (town): math 3% / reading 5% proficiency, ranked #607 of 620 in IL (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $345 of loan paydown is wiped out by about $828 of value loss. Plan a longer hold.
• Cass County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $29k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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: 1.82% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.58%
• DSCR: 2.32
• GRM: 4.6

CMA / ARV

• ARV (median comp): $48,532
• List price: $49,900
• Delta: 2.82%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.20×
• Total profit: $16,740
• Equity at exit: $10,483

10-year hold

• IRR: 32.7%
• Equity multiple: 4.26×
• Total profit: $45,543
• Equity at exit: $9,727

Cash invested: $13,972 (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 62618

• Home prices YoY: -1.2%
• Active inventory: 3
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $907 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $344

Break-even live

Break-even rent $471

Max offer price $49,900

Occupancy floor 57%

Sensitivity live

Price	-10% $373	-5% $359	+0% $344	+5% $330	+10% $316
Rent	-10% $273	-5% $309	+0% $344	+5% $380	+10% $416
Rate	-1.0pp $370	-0.5pp $357	base $344	+0.5pp $331	+1.0pp $318

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-16
   status $49,900 Pending 93 DOM
2. 2026-06-15
   days on market $49,900 Active 93 DOM
3. 2026-06-13
   days on market $49,900 Active 91 DOM
4. 2026-06-12
   days on market $49,900 Active 90 DOM
5. 2026-06-09
   days on market $49,900 Active 87 DOM
6. 2026-06-08
   days on market $49,900 Active 86 DOM
7. 2026-06-07
   pricedays on market $49,900 Active 85 DOM
8. 2026-06-05
   days on market $59,900 Active 83 DOM
9. 2026-06-04
   days on market $59,900 Active 81 DOM
10. 2026-06-02
    days on market $59,900 Active 80 DOM
11. 2026-06-01
    days on market $59,900 Active 79 DOM
12. 2026-05-31
    days on market $59,900 Active 78 DOM
13. 2026-05-31
    days on market $59,900 Active 77 DOM
14. 2026-05-15
    price $59,900
15. 2026-04-08
    price $64,900
16. 2026-03-21
    price $74,000
17. 2026-03-12
    listed $79,000 Active
18. 2020-04-20
    soldstatus $42,080
19. 2013-06-28
    soldstatus $35,000
20. 1998-08-31
    soldstatus $28,500 63-char remark

    Show marketing remark (63 chars)

    Newly Rewired, 1 Year Old Roof, Brand New Kitchen And Bathroom!

21. 1998-08-31
    soldstatus $28,500

    Show marketing remark (63 chars)

    Newly Rewired, 1 Year Old Roof, Brand New Kitchen And Bathroom!

22. 1998-06-12
    listed $31,000 63-char remark

    Show marketing remark (63 chars)

    Newly Rewired, 1 Year Old Roof, Brand New Kitchen And Bathroom!

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: +$27/yr (+$2/mo · 2.5%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,889
• − Mortgage interest: −$2,795
• − Property taxes: −$1,080
• − Insurance: −$250
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$1,452
• Taxable income: $3,571
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $3,276/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: Beardstown CUSD 15
• NCES district ID: 1705310
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 5% ▼ -6.00%
• Median HH income: $41,121
• Composite: 3.8/100
• National rank: #10064
• State rank: #607 of 620 in IL

Livability — Beardstown

• Score: 57/100
• State rank: #1164
• US rank: #21969

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beardstown, IL
• Population (ZIP): 7,391

Population outlook (Cass County) Hauer SSP2

• Today (2025): 11,533 people
• By 2030: 10,842 · -6.0%
• By 2040: 9,523 · -17.4%
• By 2050: 8,253 · -28.4%
• By 2075: 5,555 · -51.8%
• By 2100: 3,375 · -70.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 35% Two or more races 12% Black 6% Asian 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 3%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 22% · Canada, Philippines
• Languages at home: 65% English-only · Spanish 29% French/Haitian/Cajun 3% Other Asian/Pacific 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+43.4) · D 27.4% · R 70.8% · Other 1.7%
• 2008→2024 swing: -44.7pp toward R · 2008: 1.4pp · 2024: -43.4pp
• All cycles: 2024: R+43.4 2020: R+37.7 2016: R+31.6 2012: R+13.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.66%
• Current HPI: 138.5707
• 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

+93.2% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $59,900 RMLSA as Distributed by MLS Grid
• 2026-04-08 Price Changed $64,900 RMLSA as Distributed by MLS Grid
• 2026-03-21 Price Changed $74,000 RMLSA as Distributed by MLS Grid
• 2026-03-12 Listed $79,000 RMLSA as Distributed by MLS Grid
• 2020-04-20 Sold (Public Records) $42,080 Public Records
• 2013-06-28 Sold (Public Records) $35,000 Public Records
• 1998-08-31 Sold (Public Records) $28,500 Public Records
• 1998-08-31 Sold (MLS) $28,500 RMLSA as Distributed by MLS Grid
• 1998-06-12 Listed $31,000 RMLSA as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2024): $1,080 · +12.6% YoY. Source: county tax records.