222 Buchanan St · Floraville, IL 62298

$94,900

3 bd · 2.0 ba · 1,240 sqft · SingleFamily public records · 177 Days on market

Built 1938 5,227 sqft lot Est $115k · 18% under ↓ 50% since listing

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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
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a slice of Heaven to call your own? Modern, quality updates, peace and quiet in a country setting! When you choose Buchanan Street you're getting almost a half acre full of adventure. Sun porch, breakfast nook, mud room, chicken coup, bunny nest, two utility sheds, a workshop, potting shed and two car garage. Enjoy being outdoors on your back patio and enormous yard that house two pecan trees and a black walnut tree. Updates include: garage siding, flooring, full bathroom, electrical, hvac, shed, among other things. Kitchen comes stacked with all appliances including that five burner, gas stove! Spring mornings and the start of Fall will save on your electric bill since this home has a functioning attic fan #WINNING! Extensive living room/family room combo, wide ranging kitchen and sizable laundry room. BONUS bedroom upstairs with closets and extra attic storage. Highly desired Smithton/Freeburg schools #GoCougars #MidgetPride ASK your lender about rural financing today!

Key facts

• Updated in 1995
• Half an acre
• 5,227 sq ft lot

Tags

• HALF AN ACRE
• ATTACHED STORAGE BUILDING
• DETACHED STORAGE SHED
• UPDATED IN 1995

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 29/100 on livability (#1,365 in IL) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Freeburg Chsd 77 (suburban): math 50% / reading 50% proficiency, ranked #150 of 919 in IL (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Freeburg Community High Sch (math 27% / reading 37%, grade F, #157 of 693 statewide, top 25%, 683 students, 0% FRL).
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Freeburg Chsd 77 average; the district grade overstates school quality for this exact location.
• Market conditions: 72 active listings in the ZIP; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Clair County population projected at -23% 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $45k (32%) 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 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1938 — 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 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?
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: 1.85% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.37%
• DSCR: 2.17
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $115,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Cass St	0.10mi	2/1.0 (-1)	1,179 (-5%)	12mo	$109,900	$93	68

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

Projected returns pro-forma

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

5-year hold

• IRR: 20.2%
• Equity multiple: 1.83×
• Total profit: $21,927
• Equity at exit: $14,150

10-year hold

• IRR: 28.5%
• Equity multiple: 3.54×
• Total profit: $67,448
• Equity at exit: $8,205

Cash invested: $26,572 (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 62298

• Active inventory: 72
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,751 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$263 /mo · $3,150/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $584

Break-even live

Break-even rent $1,012

Max offer price $94,900

Occupancy floor 62%

Sensitivity live

Price	-10% $638	-5% $611	+0% $584	+5% $557	+10% $530
Rent	-10% $446	-5% $515	+0% $584	+5% $653	+10% $722
Rate	-1.0pp $632	-0.5pp $608	base $584	+0.5pp $559	+1.0pp $534

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $94,900 Active 177 DOM
2. 2026-06-18
   days on market $94,900 Active 174 DOM
3. 2026-06-17
   statusdays on market $94,900 Active 173 DOM
4. 2026-04-27
   status Pending
5. 2026-03-25
   price $94,900
6. 2026-03-06
   status Active
7. 2026-03-06
   price $104,900
8. 2026-01-26
   price $116,900
9. 2025-12-15
   price $129,900
10. 2025-10-31
    listed $139,900 Active
11. 2025-10-31
    historical $139,900
12. 2022-06-15
    status Pending 997-char remark

    Show marketing remark (997 chars)

    Looking for a slice of Heaven to call your own? Modern, quality updates, peace and quiet in a country setting! When you choose Buchanan Street you're getting almost a half acre full of adventure. Sun porch, breakfast nook, mud room, chicken coup, bunny nest, two utility sheds, a workshop, potting shed and two car garage. Enjoy being outdoors on your back patio and enormous yard that house two pecan trees and a black walnut tree. Updates include: garage siding, flooring, full bathroom, electrical, hvac, shed, among other things. Kitchen comes stacked with all appliances including that five burner, gas stove! Spring mornings and the start of Fall will save on your electric bill since this home has a functioning attic fan #WINNING! Extensive living room/family room combo, wide ranging kitchen and sizable laundry room. BONUS bedroom upstairs with closets and extra attic storage. Highly desired Smithton/Freeburg schools #GoCougars #MidgetPride ASK your lender about rural financing today!

13. 2022-06-14
    soldstatus Closed 997-char remark

    Show marketing remark (997 chars)

    Looking for a slice of Heaven to call your own? Modern, quality updates, peace and quiet in a country setting! When you choose Buchanan Street you're getting almost a half acre full of adventure. Sun porch, breakfast nook, mud room, chicken coup, bunny nest, two utility sheds, a workshop, potting shed and two car garage. Enjoy being outdoors on your back patio and enormous yard that house two pecan trees and a black walnut tree. Updates include: garage siding, flooring, full bathroom, electrical, hvac, shed, among other things. Kitchen comes stacked with all appliances including that five burner, gas stove! Spring mornings and the start of Fall will save on your electric bill since this home has a functioning attic fan #WINNING! Extensive living room/family room combo, wide ranging kitchen and sizable laundry room. BONUS bedroom upstairs with closets and extra attic storage. Highly desired Smithton/Freeburg schools #GoCougars #MidgetPride ASK your lender about rural financing today!

14. 2022-05-05
    historical Active Under Contract 997-char remark

    Show marketing remark (997 chars)

    Looking for a slice of Heaven to call your own? Modern, quality updates, peace and quiet in a country setting! When you choose Buchanan Street you're getting almost a half acre full of adventure. Sun porch, breakfast nook, mud room, chicken coup, bunny nest, two utility sheds, a workshop, potting shed and two car garage. Enjoy being outdoors on your back patio and enormous yard that house two pecan trees and a black walnut tree. Updates include: garage siding, flooring, full bathroom, electrical, hvac, shed, among other things. Kitchen comes stacked with all appliances including that five burner, gas stove! Spring mornings and the start of Fall will save on your electric bill since this home has a functioning attic fan #WINNING! Extensive living room/family room combo, wide ranging kitchen and sizable laundry room. BONUS bedroom upstairs with closets and extra attic storage. Highly desired Smithton/Freeburg schools #GoCougars #MidgetPride ASK your lender about rural financing today!

15. 2022-03-23
    price $160,000 997-char remark

    Show marketing remark (997 chars)

    Looking for a slice of Heaven to call your own? Modern, quality updates, peace and quiet in a country setting! When you choose Buchanan Street you're getting almost a half acre full of adventure. Sun porch, breakfast nook, mud room, chicken coup, bunny nest, two utility sheds, a workshop, potting shed and two car garage. Enjoy being outdoors on your back patio and enormous yard that house two pecan trees and a black walnut tree. Updates include: garage siding, flooring, full bathroom, electrical, hvac, shed, among other things. Kitchen comes stacked with all appliances including that five burner, gas stove! Spring mornings and the start of Fall will save on your electric bill since this home has a functioning attic fan #WINNING! Extensive living room/family room combo, wide ranging kitchen and sizable laundry room. BONUS bedroom upstairs with closets and extra attic storage. Highly desired Smithton/Freeburg schools #GoCougars #MidgetPride ASK your lender about rural financing today!

16. 2022-02-26
    price $170,000 997-char remark

    Show marketing remark (997 chars)

    Looking for a slice of Heaven to call your own? Modern, quality updates, peace and quiet in a country setting! When you choose Buchanan Street you're getting almost a half acre full of adventure. Sun porch, breakfast nook, mud room, chicken coup, bunny nest, two utility sheds, a workshop, potting shed and two car garage. Enjoy being outdoors on your back patio and enormous yard that house two pecan trees and a black walnut tree. Updates include: garage siding, flooring, full bathroom, electrical, hvac, shed, among other things. Kitchen comes stacked with all appliances including that five burner, gas stove! Spring mornings and the start of Fall will save on your electric bill since this home has a functioning attic fan #WINNING! Extensive living room/family room combo, wide ranging kitchen and sizable laundry room. BONUS bedroom upstairs with closets and extra attic storage. Highly desired Smithton/Freeburg schools #GoCougars #MidgetPride ASK your lender about rural financing today!

17. 2022-01-24
    price $179,900 997-char remark

    Show marketing remark (997 chars)

    Looking for a slice of Heaven to call your own? Modern, quality updates, peace and quiet in a country setting! When you choose Buchanan Street you're getting almost a half acre full of adventure. Sun porch, breakfast nook, mud room, chicken coup, bunny nest, two utility sheds, a workshop, potting shed and two car garage. Enjoy being outdoors on your back patio and enormous yard that house two pecan trees and a black walnut tree. Updates include: garage siding, flooring, full bathroom, electrical, hvac, shed, among other things. Kitchen comes stacked with all appliances including that five burner, gas stove! Spring mornings and the start of Fall will save on your electric bill since this home has a functioning attic fan #WINNING! Extensive living room/family room combo, wide ranging kitchen and sizable laundry room. BONUS bedroom upstairs with closets and extra attic storage. Highly desired Smithton/Freeburg schools #GoCougars #MidgetPride ASK your lender about rural financing today!

18. 2021-11-12
    price $184,900 997-char remark

    Show marketing remark (997 chars)

    Looking for a slice of Heaven to call your own? Modern, quality updates, peace and quiet in a country setting! When you choose Buchanan Street you're getting almost a half acre full of adventure. Sun porch, breakfast nook, mud room, chicken coup, bunny nest, two utility sheds, a workshop, potting shed and two car garage. Enjoy being outdoors on your back patio and enormous yard that house two pecan trees and a black walnut tree. Updates include: garage siding, flooring, full bathroom, electrical, hvac, shed, among other things. Kitchen comes stacked with all appliances including that five burner, gas stove! Spring mornings and the start of Fall will save on your electric bill since this home has a functioning attic fan #WINNING! Extensive living room/family room combo, wide ranging kitchen and sizable laundry room. BONUS bedroom upstairs with closets and extra attic storage. Highly desired Smithton/Freeburg schools #GoCougars #MidgetPride ASK your lender about rural financing today!

19. 2021-10-16
    listed $189,900 Active 997-char remark

    Show marketing remark (997 chars)

    Looking for a slice of Heaven to call your own? Modern, quality updates, peace and quiet in a country setting! When you choose Buchanan Street you're getting almost a half acre full of adventure. Sun porch, breakfast nook, mud room, chicken coup, bunny nest, two utility sheds, a workshop, potting shed and two car garage. Enjoy being outdoors on your back patio and enormous yard that house two pecan trees and a black walnut tree. Updates include: garage siding, flooring, full bathroom, electrical, hvac, shed, among other things. Kitchen comes stacked with all appliances including that five burner, gas stove! Spring mornings and the start of Fall will save on your electric bill since this home has a functioning attic fan #WINNING! Extensive living room/family room combo, wide ranging kitchen and sizable laundry room. BONUS bedroom upstairs with closets and extra attic storage. Highly desired Smithton/Freeburg schools #GoCougars #MidgetPride ASK your lender about rural financing today!

ⓘ 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: $3,150 · $263/mo
• Projected year-2 tax: $3,150 · $263/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,018
• − Mortgage interest: −$5,316
• − Property taxes: −$3,150
• − Insurance: −$474
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$2,761
• Taxable income: $5,953
• Est. tax owed @ 24.0%: −$1,429
• After-tax cash flow: $5,578/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: Freeburg Chsd 77
• NCES district ID: 1715840
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $72,936
• Composite: 46.99/100
• National rank: #5143
• State rank: #150 of 919 in IL

Livability — Floraville

• Score: 29/100
• State rank: #1365
• US rank: #27946

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Floraville, IL
• Population (ZIP): 17,907

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 250,366 people
• By 2030: 240,511 · -3.9%
• By 2040: 217,391 · -13.2%
• By 2050: 192,699 · -23.0%
• By 2075: 140,637 · -43.8%
• By 2100: 100,499 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 1%
• Foreign-born: 1% · South Korea, Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · St. Clair

• 2024 margin: Lean D (+7.9) · D 53.0% · R 45.1% · Other 1.8%
• 2008→2024 swing: -14.6pp toward R · 2008: 22.4pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+8.7 2016: D+5.6 2012: D+14.5 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.48%
• Current HPI: 163.6536
• 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

-50.0% since first listed

16 events — show timeline

• 2026-04-27 Pending — MARIS as Distributed by MLS Grid
• 2026-03-25 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2026-03-06 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-06 Price Changed $104,900 MARIS as Distributed by MLS Grid
• 2026-01-26 Price Changed $116,900 MARIS as Distributed by MLS Grid
• 2025-12-15 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2025-10-31 Listed $139,900 MARIS as Distributed by MLS Grid
• 2025-10-31 Coming Soon $139,900 MARIS as Distributed by MLS Grid
• 2022-06-15 Pending — MARIS as Distributed by MLS Grid
• 2022-06-14 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-05-05 Contingent — MARIS as Distributed by MLS Grid
• 2022-03-23 Price Changed $160,000 MARIS as Distributed by MLS Grid
• 2022-02-26 Price Changed $170,000 MARIS as Distributed by MLS Grid
• 2022-01-24 Price Changed $179,900 MARIS as Distributed by MLS Grid
• 2021-11-12 Price Changed $184,900 MARIS as Distributed by MLS Grid
• 2021-10-16 Listed $189,900 MARIS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2024): $3,150 · +7.2% YoY. Source: county tax records.