221 N Main · Royalton, IL 62893

$40,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 91 Days on market

Built 1950 $40/sqft · 43% below area Est $70k · 43% under ↓ 20% since listing

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Why this score? — see what drove the A- 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
• Appreciation +8.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

The property at 221 N Main St, Royalton, IL 62983 is currently for sale Key features of this residential property include: Garage & Outbuildings: The property includes both a garage and a pole barn, providing significant storage or workspace. Property Type: Single-family home. Lot Size: Approximately 7,743 square feet (0.18 acres).

Key facts

• Garage
• Pole barn
• 2 garage spots

Tags

• GARAGE
• POLE BARN

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 $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#836 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Zeigler-Royalton CUSD 188 (rural): math 10% / reading 20% proficiency, ranked #524 of 620 in IL (top 84%) — 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: 7 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($277 loan paydown + $3k appreciation (6.3% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% 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 91 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 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. 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: 2.24% ✓
• Cap rate: 19.73%
• Cash-on-cash: 47.97%
• DSCR: 3.13
• GRM: 3.7

CMA / ARV

• ARV (median comp): $69,916
• List price: $40,000
• Delta: -42.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 N Main St	0.14mi	2/1.5	1,000 (0%)	10mo	$30,000	$30	84
405 N Main St	0.14mi	2/1.5	1,000 (0%)	10mo	$30,000	$30	84
205 S Mannering St	0.41mi	2/1.0	933 (-7%)	1mo	$70,000	$75	69
113 S Dean St	0.34mi	2/1.0	1,056 (+6%)	9mo	$79,000	$75	67
113 S Dean St	0.34mi	2/1.0	1,056 (+6%)	9mo	$79,000	$75	67
211 S Dean St	0.41mi	3/2.0 (+1)	1,020 (+2%)	5mo	$65,000	$64	64
313 S Royal St	0.52mi	2/1.0	1,100 (+10%)	3mo	$13,700	$12	56
210 S Royal St	0.42mi	2/1.0	900 (-10%)	9mo	$25,000	$28	56
210 S Royal St	0.42mi	2/1.0	900 (-10%)	9mo	$25,000	$28	56
402 S Meadow St	0.59mi	2/1.0	933 (-7%)	11mo	$76,900	$82	52
402 S Meadow St	0.59mi	2/1.0	933 (-7%)	11mo	$76,900	$82	52
214 S Lincoln St	0.50mi	2/2.0	885 (-12%)	5mo	$108,540	$123	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.4%
• Equity multiple: 4.65×
• Total profit: $40,886
• Equity at exit: $26,013

10-year hold

• IRR: 53.9%
• Equity multiple: 9.73×
• Total profit: $97,740
• Equity at exit: $47,942

Cash invested: $11,200 (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 62893

• Home prices YoY: 4.3%
• Active inventory: 7
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $448

Break-even live

Break-even rent $328

Max offer price $40,000

Occupancy floor 45%

Sensitivity live

Price	-10% $470	-5% $459	+0% $448	+5% $436	+10% $425
Rent	-10% $377	-5% $412	+0% $448	+5% $483	+10% $518
Rate	-1.0pp $468	-0.5pp $458	base $448	+0.5pp $437	+1.0pp $427

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $40,000 Active 91 DOM
2. 2026-06-18
   days on market $40,000 Active 90 DOM
3. 2026-06-17
   days on market $40,000 Active 89 DOM
4. 2026-06-16
   days on market $40,000 Active 88 DOM
5. 2026-06-15
   days on market $40,000 Active 87 DOM
6. 2026-06-14
   days on market $40,000 Active 85 DOM
7. 2026-06-13
   days on market $40,000 Active 84 DOM
8. 2026-06-10
   days on market $40,000 Active 82 DOM
9. 2026-06-09
   days on market $40,000 Active 81 DOM
10. 2026-06-08
    days on market $40,000 Active 80 DOM
11. 2026-06-07
    days on market $40,000 Active 79 DOM
12. 2026-06-02
    days on market $40,000 Active 74 DOM
13. 2026-06-01
    days on market $40,000 Active 73 DOM
14. 2026-05-31
    days on market $40,000 Active 72 DOM
15. 2026-05-30
    days on market $40,000 Active 71 DOM
16. 2026-05-14
    price $40,000 339-char remark

    Show marketing remark (339 chars)

    The property at 221 N Main St, Royalton, IL 62983 is currently for sale Key features of this residential property include: Garage & Outbuildings: The property includes both a garage and a pole barn, providing significant storage or workspace. Property Type: Single-family home. Lot Size: Approximately 7,743 square feet (0.18 acres).

17. 2026-04-07
    price $45,000 339-char remark

    Show marketing remark (339 chars)

    The property at 221 N Main St, Royalton, IL 62983 is currently for sale Key features of this residential property include: Garage & Outbuildings: The property includes both a garage and a pole barn, providing significant storage or workspace. Property Type: Single-family home. Lot Size: Approximately 7,743 square feet (0.18 acres).

18. 2026-03-20
    listed $50,000 Active 339-char remark

    Show marketing remark (339 chars)

    The property at 221 N Main St, Royalton, IL 62983 is currently for sale Key features of this residential property include: Garage & Outbuildings: The property includes both a garage and a pole barn, providing significant storage or workspace. Property Type: Single-family home. Lot Size: Approximately 7,743 square feet (0.18 acres).

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $652 · $54/mo
• Expected delta: +$256/yr (+$21/mo · 64.8%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,742
• − Mortgage interest: −$2,241
• − Property taxes: −$396
• − Insurance: −$200
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$1,164
• Taxable income: $5,023
• Est. tax owed @ 24.0%: −$1,206
• After-tax cash flow: $4,168/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: Zeigler-Royalton CUSD 188
• NCES district ID: 1743800
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $37,645
• Composite: 12.55/100
• National rank: #9621
• State rank: #524 of 620 in IL

Livability — Royalton

• Score: 62/100
• State rank: #836
• US rank: #16478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royalton, IL
• Population (ZIP): 922

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Italian 4% Romanian 2% Lithuanian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.34%
• Current HPI: 153.7358
• 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

-20.0% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2026-04-07 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2026-03-20 Listed $50,000 MARIS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2024): $396 · +12.0% YoY. Source: county tax records.