612 S Lincoln St · Divernon, IL 62530

$80,000

3 bd · 1.0 ba · 997 sqft · Other · 80 Days on market

Built 1949 7,950 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this cozy, move-in ready bungalow, primed for first time home buyers and investors in a desirable school district. The home offers a spacious living room and an eat-in kitchen along with a large, fenced backyard, perfect for entertaining guests and pets. Bathroom completely updated in 2018. Home also offers a bonus room that can be used for extra storage or laundry.

Key facts

• Large backyard
• Privacy fence
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• DEDICATED LAUNDRY AREA
• LARGE BACKYARD
• PRIVACY FENCE

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1949
• Construction: Shingle roof
• Exterior features: Fenced yard; Level lot (approx. 53 x 150)

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 3 bedrooms (bedrooms located on main, upper, and lower levels)
• Flooring: Carpet; Luxury vinyl plank; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#463 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Auburn CUSD 10 (town): math 12% / reading 17% proficiency, ranked #494 of 620 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 225 units permitted in Sangamon County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sangamon County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1949 — 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 D-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: 1.44% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.52%
• DSCR: 1.78
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.0%
• Equity multiple: 1.35×
• Total profit: $7,907
• Equity at exit: $11,928

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $33,863
• Equity at exit: $6,917

Cash invested: $22,400 (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 62530

• Active inventory: 9
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $327

Break-even live

Break-even rent $740

Max offer price $80,000

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   pricedays on market $80,000 Active 80 DOM
2. 2026-06-18
   days on market $83,000 Active 79 DOM
3. 2026-06-17
   days on market $83,000 Active 78 DOM
4. 2026-06-16
   days on market $83,000 Active 77 DOM
5. 2026-06-15
   days on market $83,000 Active 76 DOM
6. 2026-06-14
   days on market $83,000 Active 74 DOM
7. 2026-06-13
   pricedays on market $83,000 Active 73 DOM
8. 2026-06-10
   days on market $85,000 Active 71 DOM
9. 2026-06-09
   days on market $85,000 Active 70 DOM
10. 2026-06-08
    days on market $85,000 Active 69 DOM
11. 2026-06-07
    days on market $85,000 Active 68 DOM
12. 2026-06-05
    days on market $85,000 Active 65 DOM
13. 2026-06-03
    days on market $85,000 Active 64 DOM
14. 2026-06-02
    days on market $85,000 Active 63 DOM
15. 2026-06-01
    days on market $85,000 Active 62 DOM
16. 2026-05-31
    days on market $85,000 Active 61 DOM
17. 2026-05-25
    status Active
18. 2026-05-25
    price $85,000
19. 2026-04-29
    status Pending
20. 2026-03-05
    listed $95,000 Active
21. 2022-12-13
    soldstatus $63,500
22. 2022-12-09
    soldstatus $63,500 Closed 378-char remark

    Show marketing remark (378 chars)

    Check out this cozy, move-in ready bungalow, primed for first time home buyers and investors in a desirable school district. The home offers a spacious living room and an eat-in kitchen along with a large, fenced backyard, perfect for entertaining guests and pets. Bathroom completely updated in 2018. Home also offers a bonus room that can be used for extra storage or laundry.

23. 2022-10-20
    status Pending 378-char remark

    Show marketing remark (378 chars)

    Check out this cozy, move-in ready bungalow, primed for first time home buyers and investors in a desirable school district. The home offers a spacious living room and an eat-in kitchen along with a large, fenced backyard, perfect for entertaining guests and pets. Bathroom completely updated in 2018. Home also offers a bonus room that can be used for extra storage or laundry.

24. 2022-10-11
    price $67,900 378-char remark

    Show marketing remark (378 chars)

    Check out this cozy, move-in ready bungalow, primed for first time home buyers and investors in a desirable school district. The home offers a spacious living room and an eat-in kitchen along with a large, fenced backyard, perfect for entertaining guests and pets. Bathroom completely updated in 2018. Home also offers a bonus room that can be used for extra storage or laundry.

25. 2022-09-27
    price $69,900 378-char remark

    Show marketing remark (378 chars)

    Check out this cozy, move-in ready bungalow, primed for first time home buyers and investors in a desirable school district. The home offers a spacious living room and an eat-in kitchen along with a large, fenced backyard, perfect for entertaining guests and pets. Bathroom completely updated in 2018. Home also offers a bonus room that can be used for extra storage or laundry.

26. 2022-09-12
    price $72,500 378-char remark

    Show marketing remark (378 chars)

    Check out this cozy, move-in ready bungalow, primed for first time home buyers and investors in a desirable school district. The home offers a spacious living room and an eat-in kitchen along with a large, fenced backyard, perfect for entertaining guests and pets. Bathroom completely updated in 2018. Home also offers a bonus room that can be used for extra storage or laundry.

27. 2022-08-14
    price $75,000 378-char remark

    Show marketing remark (378 chars)

    Check out this cozy, move-in ready bungalow, primed for first time home buyers and investors in a desirable school district. The home offers a spacious living room and an eat-in kitchen along with a large, fenced backyard, perfect for entertaining guests and pets. Bathroom completely updated in 2018. Home also offers a bonus room that can be used for extra storage or laundry.

28. 2022-08-03
    listed $80,000 Active 378-char remark

    Show marketing remark (378 chars)

    Check out this cozy, move-in ready bungalow, primed for first time home buyers and investors in a desirable school district. The home offers a spacious living room and an eat-in kitchen along with a large, fenced backyard, perfect for entertaining guests and pets. Bathroom completely updated in 2018. Home also offers a bonus room that can be used for extra storage or laundry.

29. 2021-08-06
    historical
30. 2019-10-24
    soldstatus $50,000
31. 2019-10-18
    soldstatus $50,000
32. 2019-05-23
    listed $52,000
33. 2004-11-16
    soldstatus $41,000
34. 2004-08-05
    soldstatus $22,000
35. 2004-06-10
    listed $24,500

ⓘ 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: $1,583 · $132/mo
• Projected year-2 tax: $1,699 · $142/mo
• Expected delta: +$117/yr (+$10/mo · 7.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,851
• − Mortgage interest: −$4,481
• − Property taxes: −$1,583
• − Insurance: −$400
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,327
• Taxable income: $2,844
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $3,243/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: Auburn CUSD 10
• NCES district ID: 1704620
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 17% ▼ -22.00%
• Median HH income: $58,651
• Composite: 14.16/100
• National rank: #9454
• State rank: #494 of 620 in IL

Livability — Divernon

• Score: 68/100
• State rank: #463
• US rank: #9583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Divernon, IL
• City population: 1,538
• Population (ZIP): 1,538

Population outlook (Sangamon County) Hauer SSP2

• Today (2025): 198,317 people
• By 2030: 196,127 · -1.1%
• By 2040: 188,664 · -4.9%
• By 2050: 179,624 · -9.4%
• By 2075: 155,027 · -21.8%
• By 2100: 122,588 · -38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 4%
• Common ancestry: Iranian 4% Slovak 2% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Sangamon

• 2024 margin: Toss-up / Even · D 46.6% · R 51.6% · Other 1.8%
• 2008→2024 swing: -9.3pp toward R · 2008: 4.4pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: R+4.4 2016: R+9.4 2012: R+8.7 2008: D+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.87%
• Current HPI: 138.7062
• 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

+246.9% since first listed

19 events — show timeline

• 2026-05-25 Relisted — RMLSA as Distributed by MLS Grid
• 2026-05-25 Price Changed $85,000 RMLSA as Distributed by MLS Grid
• 2026-04-29 Pending — RMLSA as Distributed by MLS Grid
• 2026-03-05 Listed $95,000 RMLSA as Distributed by MLS Grid
• 2022-12-13 Sold (Public Records) $63,500 Public Records
• 2022-12-09 Sold (MLS) $63,500 RMLSA as Distributed by MLS Grid
• 2022-10-20 Pending — RMLSA as Distributed by MLS Grid
• 2022-10-11 Price Changed $67,900 RMLSA as Distributed by MLS Grid
• 2022-09-27 Price Changed $69,900 RMLSA as Distributed by MLS Grid
• 2022-09-12 Price Changed $72,500 RMLSA as Distributed by MLS Grid
• 2022-08-14 Price Changed $75,000 RMLSA as Distributed by MLS Grid
• 2022-08-03 Listed $80,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-10-24 Sold (Public Records) $50,000 Public Records
• 2019-10-18 Sold (MLS) $50,000 RMLSA as Distributed by MLS Grid
• 2019-05-23 Listed $52,000 RMLSA as Distributed by MLS Grid
• 2004-11-16 Sold (Public Records) $41,000 Public Records
• 2004-08-05 Sold (MLS) $22,000 RMLSA as Distributed by MLS Grid
• 2004-06-10 Listed $24,500 RMLSA as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2024): $1,583 · +3.3% YoY. Source: county tax records.