826 N East St · Jacksonville, IL 62650

$30,000

2 bd · 1.0 ba · 672 sqft · Other · 126 Days on market

Built 1959 8,220 sqft lot $45/sqft · 39% below area Est $49k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks! This 2-bedroom, 1-bath home is perfect for investors, flippers, or anyone ready to take on a project. Offering a great layout and tons of potential, this handyman special is being sold as-is. Some hard work could go a long way — don’t miss your chance to transform this property.

Key facts

• 8,220 sq ft lot
• 2 garage spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($700 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 5.4% in Jacksonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#187 in IL, #3,543 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, schools D.
• Jacksonville SD 117 (town): math 20% / reading 23% proficiency, ranked #407 of 620 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $20k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.33% ✓
• Cap rate: 18.28%
• Cash-on-cash: 42.82%
• DSCR: 2.91
• GRM: 3.6

CMA / ARV

• ARV (median comp): $48,931
• List price: $30,000
• Delta: -38.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 39.7%
• Equity multiple: 2.70×
• Total profit: $14,268
• Equity at exit: $4,473

10-year hold

• IRR: 46.1%
• Equity multiple: 5.42×
• Total profit: $37,165
• Equity at exit: $2,594

Cash invested: $8,400 (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 62650

• Active inventory: 141
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $300

Break-even live

Break-even rent $321

Max offer price $30,000

Occupancy floor 52%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Illinois Ave Jacksonville, IL	1.0	1.0	625	$700	$1.12	44d	1	0.45mi

Listing history 22 events

1. 2026-06-18
   days on market $30,000 Active 126 DOM
2. 2026-06-17
   days on market $30,000 Active 125 DOM
3. 2026-06-16
   days on market $30,000 Active 124 DOM
4. 2026-06-15
   days on market $30,000 Active 123 DOM
5. 2026-06-13
   days on market $30,000 Active 121 DOM
6. 2026-06-12
   days on market $30,000 Active 120 DOM
7. 2026-06-09
   days on market $30,000 Active 117 DOM
8. 2026-06-08
   days on market $30,000 Active 116 DOM
9. 2026-06-07
   days on market $30,000 Active 115 DOM
10. 2026-06-07
    days on market $30,000 Active 114 DOM
11. 2026-06-04
    pricedays on market $30,000 Active 111 DOM
12. 2026-06-02
    days on market $37,000 Active 110 DOM
13. 2026-06-01
    days on market $37,000 Active 109 DOM
14. 2026-05-31
    days on market $37,000 Active 108 DOM
15. 2026-05-31
    days on market $37,000 Active 107 DOM
16. 2026-05-05
    price $37,000 311-char remark

    Show marketing remark (311 chars)

    Opportunity knocks! This 2-bedroom, 1-bath home is perfect for investors, flippers, or anyone ready to take on a project. Offering a great layout and tons of potential, this handyman special is being sold as-is. Some hard work could go a long way — don’t miss your chance to transform this property.

17. 2026-04-17
    price $40,000 311-char remark

    Show marketing remark (311 chars)

    Opportunity knocks! This 2-bedroom, 1-bath home is perfect for investors, flippers, or anyone ready to take on a project. Offering a great layout and tons of potential, this handyman special is being sold as-is. Some hard work could go a long way — don’t miss your chance to transform this property.

18. 2026-03-16
    price $45,000 311-char remark

    Show marketing remark (311 chars)

    Opportunity knocks! This 2-bedroom, 1-bath home is perfect for investors, flippers, or anyone ready to take on a project. Offering a great layout and tons of potential, this handyman special is being sold as-is. Some hard work could go a long way — don’t miss your chance to transform this property.

19. 2026-02-12
    listed $50,000 Active 311-char remark

    Show marketing remark (311 chars)

    Opportunity knocks! This 2-bedroom, 1-bath home is perfect for investors, flippers, or anyone ready to take on a project. Offering a great layout and tons of potential, this handyman special is being sold as-is. Some hard work could go a long way — don’t miss your chance to transform this property.

20. 2009-12-02
    soldstatus $45,000
21. 2009-11-30
    soldstatus $22,500 64-char remark

    Show marketing remark (64 chars)

    Nice little ranch home has great yard and garage. Move-in ready.

22. 2009-08-28
    listed $29,900 64-char remark

    Show marketing remark (64 chars)

    Nice little ranch home has great yard and garage. Move-in ready.

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $1,001 · $83/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $8,400
• − Mortgage interest: −$1,680
• − Property taxes: −$1,001
• − Insurance: −$150
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$873
• Taxable income: $3,352
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $2,793/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: Jacksonville SD 117
• NCES district ID: 1720280
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $44,909
• Composite: 18.66/100
• National rank: #8888
• State rank: #407 of 620 in IL

Livability — Jacksonville

• Score: 76/100
• State rank: #187
• US rank: #3543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, IL
• City population: 24,318
• Population (ZIP): 24,318

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 (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -84.33%
• Current HPI: 126.5712
• 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

+23.7% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $37,000 RMLSA as Distributed by MLS Grid
• 2026-04-17 Price Changed $40,000 RMLSA as Distributed by MLS Grid
• 2026-03-16 Price Changed $45,000 RMLSA as Distributed by MLS Grid
• 2026-02-12 Listed $50,000 RMLSA as Distributed by MLS Grid
• 2009-12-02 Sold (Public Records) $45,000 Public Records
• 2009-11-30 Sold (MLS) $22,500 RMLSA as Distributed by MLS Grid
• 2009-08-28 Listed $29,900 RMLSA as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2024): $1,001 · +4.0% YoY. Source: county tax records.