934 N Adams St · Mason, IL 62443

$39,900

2 bd · 1.0 ba · 1,470 sqft · SingleFamily public records · 233 Days on market

Built 1950 7,405 sqft lot $27/sqft · 63% below area

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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 +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Calling all investors, do-it-yourselfers, & fixer-uppers!! Do not miss this opportunity. Come check out this 2 bed/1bath home centrally located in Mason, just a few miles outside of Effingham. The house has a charming and homey interior with original hardwood floors and built-in cabinetry. Nice sized rooms, huge windows, and plenty of extra storage space. Cute front porch and a nice back patio next to the 2 car detached garage. Nice-sized backyard that has alley access. So many updates which include a New Roof in 2019, Updated bathroom, and new kitchen appliances. Start planning for your next investment & call your favorite Realtor today!

Key facts

• Extra storage space
• Built-in cabinetry
• Huge windows

Tags

• ORIGINAL HARDWOOD FLOORS
• BUILT-IN CABINETRY
• HUGE WINDOWS
• EXTRA STORAGE SPACE
• FRONT PORCH
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#979 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Effingham CUSD 40 (town): math 18% / reading 26% proficiency, ranked #387 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 27 units permitted in Effingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $814 of equity ($276 loan paydown + $538 appreciation (1.4% local appreciation)).
• Effingham County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $20k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $40k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 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 1950 — 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. 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?
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: 2.66% ✓
• Cap rate: 23.09%
• Cash-on-cash: 60.00%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

• ARV (median comp): $108,901
• List price: $39,900
• Delta: -63.36%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

1.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.2%
• Equity multiple: 4.31×
• Total profit: $37,023
• Equity at exit: $14,347

10-year hold

• IRR: 64.1%
• Equity multiple: 8.74×
• Total profit: $86,472
• Equity at exit: $19,640

Cash invested: $11,172 (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 62443

• Home prices YoY: 1.3%
• Active inventory: 7
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $559

Break-even live

Break-even rent $356

Max offer price $39,900

Occupancy floor 42%

Sensitivity live

Price	-10% $581	-5% $570	+0% $559	+5% $547	+10% $536
Rent	-10% $475	-5% $517	+0% $559	+5% $601	+10% $643
Rate	-1.0pp $579	-0.5pp $569	base $559	+0.5pp $548	+1.0pp $538

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-21
   days on market $39,900 Active 233 DOM
2. 2026-06-18
   days on market $39,900 Active 231 DOM
3. 2026-06-17
   days on market $39,900 Active 230 DOM
4. 2026-06-16
   days on market $39,900 Active 229 DOM
5. 2026-06-15
   days on market $39,900 Active 228 DOM
6. 2026-06-13
   days on market $39,900 Active 226 DOM
7. 2026-06-12
   days on market $39,900 Active 225 DOM
8. 2026-06-09
   days on market $39,900 Active 222 DOM
9. 2026-06-08
   days on market $39,900 Active 221 DOM
10. 2026-06-07
    days on market $39,900 Active 220 DOM
11. 2026-06-07
    days on market $39,900 Active 219 DOM
12. 2026-06-04
    days on market $39,900 Active 216 DOM
13. 2026-06-02
    days on market $39,900 Active 215 DOM
14. 2026-06-01
    days on market $39,900 Active 214 DOM
15. 2026-05-31
    days on market $39,900 Active 213 DOM
16. 2026-05-31
    days on market $39,900 Active 212 DOM
17. 2026-03-09
    price $39,900 657-char remark

    Show marketing remark (657 chars)

    Calling all investors, do-it-yourselfers, & fixer-uppers!! Do not miss this opportunity. Come check out this 2 bed/1bath home centrally located in Mason, just a few miles outside of Effingham. The house has a charming and homey interior with original hardwood floors and built-in cabinetry. Nice sized rooms, huge windows, and plenty of extra storage space. Cute front porch and a nice back patio next to the 2 car detached garage. Nice-sized backyard that has alley access. So many updates which include a New Roof in 2019, Updated bathroom, and new kitchen appliances. Start planning for your next investment & call your favorite Realtor today!

18. 2026-01-03
    status Active 657-char remark

    Show marketing remark (657 chars)

    Calling all investors, do-it-yourselfers, & fixer-uppers!! Do not miss this opportunity. Come check out this 2 bed/1bath home centrally located in Mason, just a few miles outside of Effingham. The house has a charming and homey interior with original hardwood floors and built-in cabinetry. Nice sized rooms, huge windows, and plenty of extra storage space. Cute front porch and a nice back patio next to the 2 car detached garage. Nice-sized backyard that has alley access. So many updates which include a New Roof in 2019, Updated bathroom, and new kitchen appliances. Start planning for your next investment & call your favorite Realtor today!

19. 2025-09-01
    status Active 657-char remark

    Show marketing remark (657 chars)

    Calling all investors, do-it-yourselfers, & fixer-uppers!! Do not miss this opportunity. Come check out this 2 bed/1bath home centrally located in Mason, just a few miles outside of Effingham. The house has a charming and homey interior with original hardwood floors and built-in cabinetry. Nice sized rooms, huge windows, and plenty of extra storage space. Cute front porch and a nice back patio next to the 2 car detached garage. Nice-sized backyard that has alley access. So many updates which include a New Roof in 2019, Updated bathroom, and new kitchen appliances. Start planning for your next investment & call your favorite Realtor today!

20. 2025-08-05
    status Pending 657-char remark

    Show marketing remark (657 chars)

    Calling all investors, do-it-yourselfers, & fixer-uppers!! Do not miss this opportunity. Come check out this 2 bed/1bath home centrally located in Mason, just a few miles outside of Effingham. The house has a charming and homey interior with original hardwood floors and built-in cabinetry. Nice sized rooms, huge windows, and plenty of extra storage space. Cute front porch and a nice back patio next to the 2 car detached garage. Nice-sized backyard that has alley access. So many updates which include a New Roof in 2019, Updated bathroom, and new kitchen appliances. Start planning for your next investment & call your favorite Realtor today!

21. 2025-07-29
    price $49,900 657-char remark

    Show marketing remark (657 chars)

    Calling all investors, do-it-yourselfers, & fixer-uppers!! Do not miss this opportunity. Come check out this 2 bed/1bath home centrally located in Mason, just a few miles outside of Effingham. The house has a charming and homey interior with original hardwood floors and built-in cabinetry. Nice sized rooms, huge windows, and plenty of extra storage space. Cute front porch and a nice back patio next to the 2 car detached garage. Nice-sized backyard that has alley access. So many updates which include a New Roof in 2019, Updated bathroom, and new kitchen appliances. Start planning for your next investment & call your favorite Realtor today!

22. 2025-07-17
    status Active 657-char remark

    Show marketing remark (657 chars)

    Calling all investors, do-it-yourselfers, & fixer-uppers!! Do not miss this opportunity. Come check out this 2 bed/1bath home centrally located in Mason, just a few miles outside of Effingham. The house has a charming and homey interior with original hardwood floors and built-in cabinetry. Nice sized rooms, huge windows, and plenty of extra storage space. Cute front porch and a nice back patio next to the 2 car detached garage. Nice-sized backyard that has alley access. So many updates which include a New Roof in 2019, Updated bathroom, and new kitchen appliances. Start planning for your next investment & call your favorite Realtor today!

23. 2025-06-14
    status Pending 657-char remark

    Show marketing remark (657 chars)

    Calling all investors, do-it-yourselfers, & fixer-uppers!! Do not miss this opportunity. Come check out this 2 bed/1bath home centrally located in Mason, just a few miles outside of Effingham. The house has a charming and homey interior with original hardwood floors and built-in cabinetry. Nice sized rooms, huge windows, and plenty of extra storage space. Cute front porch and a nice back patio next to the 2 car detached garage. Nice-sized backyard that has alley access. So many updates which include a New Roof in 2019, Updated bathroom, and new kitchen appliances. Start planning for your next investment & call your favorite Realtor today!

24. 2025-06-05
    price $55,000 657-char remark

    Show marketing remark (657 chars)

    Calling all investors, do-it-yourselfers, & fixer-uppers!! Do not miss this opportunity. Come check out this 2 bed/1bath home centrally located in Mason, just a few miles outside of Effingham. The house has a charming and homey interior with original hardwood floors and built-in cabinetry. Nice sized rooms, huge windows, and plenty of extra storage space. Cute front porch and a nice back patio next to the 2 car detached garage. Nice-sized backyard that has alley access. So many updates which include a New Roof in 2019, Updated bathroom, and new kitchen appliances. Start planning for your next investment & call your favorite Realtor today!

25. 2025-04-29
    listed $59,900 Active 657-char remark

    Show marketing remark (657 chars)

    Calling all investors, do-it-yourselfers, & fixer-uppers!! Do not miss this opportunity. Come check out this 2 bed/1bath home centrally located in Mason, just a few miles outside of Effingham. The house has a charming and homey interior with original hardwood floors and built-in cabinetry. Nice sized rooms, huge windows, and plenty of extra storage space. Cute front porch and a nice back patio next to the 2 car detached garage. Nice-sized backyard that has alley access. So many updates which include a New Roof in 2019, Updated bathroom, and new kitchen appliances. Start planning for your next investment & call your favorite Realtor today!

26. 2024-11-23
    historical
27. 2024-11-04
    price
28. 2024-11-04
    price $60,000
29. 2024-07-23
    price
30. 2024-07-23
    price $74,900
31. 2024-06-17
    status Active
32. 2024-06-17
    price $79,900
33. 2024-06-03
    historical
34. 2024-05-23
    listed $84,900 Active
35. 2024-05-23
    listed Active
36. 2017-03-08
    soldstatus $26,500
37. 2017-03-08
    soldstatus $26,500
38. 2016-10-19
    listed $26,500
39. 2016-10-19
    listed $26,500

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $785 · $65/mo
• Expected delta: +$121/yr (+$10/mo · 18.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,756
• − Mortgage interest: −$2,235
• − Property taxes: −$664
• − Insurance: −$200
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$1,161
• Taxable income: $6,456
• Est. tax owed @ 24.0%: −$1,549
• After-tax cash flow: $5,153/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: Effingham CUSD 40
• NCES district ID: 1713560
• Math proficiency: 18% ▼ -5.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $48,021
• Composite: 19.35/100
• National rank: #8789
• State rank: #387 of 620 in IL

Livability — Mason

• Score: 60/100
• State rank: #979
• US rank: #18925

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: Mason, IL
• City population: 1,771
• Population (ZIP): 1,771

Population outlook (Effingham County) Hauer SSP2

• Today (2025): 34,179 people
• By 2030: 33,648 · -1.6%
• By 2040: 32,066 · -6.2%
• By 2050: 29,813 · -12.8%
• By 2075: 24,101 · -29.5%
• By 2100: 17,174 · -49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Asian 1% Two or more races 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Chinese 1% Other Indo-European 1%

Political lean MEDSL · Effingham

• 2024 margin: Solid R (+60.4) · D 19.0% · R 79.3% · Other 1.7%
• 2008→2024 swing: -24.4pp toward R · 2008: -36.0pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+59.2 2016: R+60.5 2012: R+52.0 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.35%
• Current HPI: 104.3662
• 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

+50.6% since first listed

23 events — show timeline

• 2026-03-09 Price Changed $39,900 CIBR
• 2026-01-03 Relisted — CIBR
• 2025-09-01 Relisted — CIBR
• 2025-08-05 Pending — CIBR
• 2025-07-29 Price Changed $49,900 CIBR
• 2025-07-17 Relisted — CIBR
• 2025-06-14 Pending — CIBR
• 2025-06-05 Price Changed $55,000 CIBR
• 2025-04-29 Listed $59,900 CIBR
• 2024-11-23 Listing Removed — MRED as Distributed by MLS Grid
• 2024-11-04 Price Changed — MRED as Distributed by MLS Grid
• 2024-11-04 Price Changed $60,000 CIBR
• 2024-07-23 Price Changed — MRED as Distributed by MLS Grid
• 2024-07-23 Price Changed $74,900 CIBR
• 2024-06-17 Relisted — MRED as Distributed by MLS Grid
• 2024-06-17 Price Changed $79,900 CIBR
• 2024-06-03 Listing Removed — MRED as Distributed by MLS Grid
• 2024-05-23 Listed — MRED as Distributed by MLS Grid
• 2024-05-23 Listed $84,900 CIBR
• 2017-03-08 Sold (MLS) $26,500 MRED as Distributed by MLS Grid
• 2017-03-08 Sold (MLS) $26,500 CIBR
• 2016-10-19 Listed $26,500 MRED as Distributed by MLS Grid
• 2016-10-19 Listed $26,500 CIBR

Property tax history

-5.5%/yr

Latest (2024): $664 · +15.1% YoY. Source: county tax records.