517 N Pine St · Taylorville, IL 62568

$64,900

2 bd · 2.0 ba · 970 sqft · SingleFamily public records · 208 Days on market

Built 1920 4,694 sqft lot $67/sqft · 34% below area Est $98k · 34% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 2 bedroom home! Features new plank vinyl flooring through out. Bathroom was completely remodeled in 2023. Water heater new in 2024. Updated pex plumbing. All appliances stay which include: stove, washer, dryer, refrigerator, deep freeze and microwave. Shed does NOT stay. Home inspection of property available on request.

Key facts

• Updated pex plumbing
• All appliances stay
• 4,694 sq ft lot

Tags

• NEW PLANK VINYL FLOORING
• COMPLETELY REMODELED BATHROOM
• UPDATED PEX PLUMBING
• ALL APPLIANCES STAY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($820 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.1% in Taylorville — 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 68/100 on livability (#478 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, schools F, amenities F.
• Taylorville CUSD 3 (town): math 14% / reading 31% proficiency, ranked #383 of 620 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 26 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Christian County population projected at -24% 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 $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $65k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 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 1920 — 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: 1.26% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $97,757
• List price: $64,900
• Delta: -33.61%
• 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
713 N Pine St	0.11mi	3/1.5 (+1)	960 (-1%)	1mo	$129,500	$135	85
25 Elm Tree Ct	0.06mi	3/1.0 (+1)	1,016 (+5%)	3mo	$142,500	$140	78
18 Elm Tree Ct	0.11mi	3/1.0 (+1)	980 (+1%)	9mo	$139,900	$143	76
417 N Taylorville Blvd	0.27mi	3/1.0 (+1)	992 (+2%)	10mo	$85,000	$86	66
813 Glenda Ln	0.21mi	3/2.0 (+1)	1,043 (+8%)	12mo	$156,000	$150	63
702 N Cheney St	0.45mi	3/1.0 (+1)	927 (-4%)	2mo	$110,000	$119	61
900 N Cheney St	0.50mi	3/1.0 (+1)	1,040 (+7%)	0mo	$130,000	$125	56
909 W Park Blvd	0.50mi	3/1.0 (+1)	1,034 (+7%)	3mo	$124,900	$121	54
916 W Park Blvd	0.49mi	3/2.0 (+1)	892 (-8%)	12mo	$95,000	$107	49
1006 W Vine St	0.50mi	2/1.0	1,096 (+13%)	12mo	$111,000	$101	41
1113 Vandeveer St	0.69mi	3/1.5 (+1)	1,050 (+8%)	10mo	$127,000	$121	39
819 W Franklin St	0.74mi	2/1.0	840 (-13%)	0mo	$119,000	$142	39

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $2,256
• Equity at exit: $9,677

10-year hold

• IRR: 12.8%
• Equity multiple: 2.01×
• Total profit: $18,443
• Equity at exit: $5,611

Cash invested: $18,172 (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 62568

• Active inventory: 87
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $200

Break-even live

Break-even rent $566

Max offer price $64,900

Occupancy floor 71%

Sensitivity live

Price	-10% $237	-5% $219	+0% $200	+5% $182	+10% $164
Rent	-10% $136	-5% $168	+0% $200	+5% $233	+10% $265
Rate	-1.0pp $233	-0.5pp $217	base $200	+0.5pp $184	+1.0pp $166

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 N Taylorville Blvd Taylorville, IL	2.0	2.0	896	$820	$0.92	21d	1	0.37mi

Listing history 11 events

1. 2026-06-02
   days on market $64,900 Active 208 DOM
2. 2026-06-01
   days on market $64,900 Active 207 DOM
3. 2026-05-31
   days on market $64,900 Active 206 DOM
4. 2026-05-31
   days on market $64,900 Active 205 DOM
5. 2025-12-09
   price $64,900 336-char remark

   Show marketing remark (336 chars)

   Affordable 2 bedroom home! Features new plank vinyl flooring through out. Bathroom was completely remodeled in 2023. Water heater new in 2024. Updated pex plumbing. All appliances stay which include: stove, washer, dryer, refrigerator, deep freeze and microwave. Shed does NOT stay. Home inspection of property available on request.

6. 2025-09-19
   listed $69,000 Active 336-char remark

   Show marketing remark (336 chars)

   Affordable 2 bedroom home! Features new plank vinyl flooring through out. Bathroom was completely remodeled in 2023. Water heater new in 2024. Updated pex plumbing. All appliances stay which include: stove, washer, dryer, refrigerator, deep freeze and microwave. Shed does NOT stay. Home inspection of property available on request.

7. 2014-09-05
   soldstatus $40,500
8. 2014-09-03
   soldstatus $40,500 286-char remark

   Show marketing remark (286 chars)

   If you are looking for move in ready, this is it! Attractive 2 bedroom bungalow updated in the last 7 years. Siding, roof, efficiency furnace, central air and water heater. All new water lines and meter. Attached storage - 13.7 x 5.7, low utilities. $90/avg. Ameren for electric and gas

9. 2014-07-18
   listed $39,900 286-char remark

   Show marketing remark (286 chars)

   If you are looking for move in ready, this is it! Attractive 2 bedroom bungalow updated in the last 7 years. Siding, roof, efficiency furnace, central air and water heater. All new water lines and meter. Attached storage - 13.7 x 5.7, low utilities. $90/avg. Ameren for electric and gas

10. 2006-09-01
    soldstatus $21,794
11. 1997-10-01
    soldstatus $23,750

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $1,217 · $101/mo
• Expected delta: +$256/yr (+$21/mo · 26.7%)

ⓘ 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 ≥106°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: $9,840
• − Mortgage interest: −$3,635
• − Property taxes: −$961
• − Insurance: −$324
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$1,888
• Taxable income: $1,457
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $2,055/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: Taylorville CUSD 3
• NCES district ID: 1738700
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $45,940
• Composite: 19.53/100
• National rank: #8764
• State rank: #383 of 620 in IL

Livability — Taylorville

• Score: 68/100
• State rank: #478
• US rank: #9895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylorville, IL
• City population: 16,035
• Population (ZIP): 16,035

Population outlook (Christian County) Hauer SSP2

• Today (2025): 31,182 people
• By 2030: 29,787 · -4.5%
• By 2040: 26,793 · -14.1%
• By 2050: 23,757 · -23.8%
• By 2075: 17,333 · -44.4%
• By 2100: 11,573 · -62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -40.4pp toward R · 2008: -6.3pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+44.6 2016: R+42.7 2012: R+23.1 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.77%
• Current HPI: 159.2588
• 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

+173.3% since first listed

7 events — show timeline

• 2025-12-09 Price Changed $64,900 RMLSA as Distributed by MLS Grid
• 2025-09-19 Listed $69,000 RMLSA as Distributed by MLS Grid
• 2014-09-05 Sold (Public Records) $40,500 Public Records
• 2014-09-03 Sold (MLS) $40,500 RMLSA as Distributed by MLS Grid
• 2014-07-18 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2006-09-01 Sold (Public Records) $21,794 Public Records
• 1997-10-01 Sold (Public Records) $23,750 Public Records

Property tax history

+8.1%/yr

Latest (2024): $961 · +10.5% YoY. Source: county tax records.