210 Park Ave · Flora, IL 62839

$23,500

3 bd · 1.5 ba · 1,056 sqft · SingleFamily · 44 Days on market

Built 1983 7,200 sqft lot $22/sqft · 69% 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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Priced Reduced! Motivated Seller! Investor Special with Tons of Potential on a Standard Lot! If you're looking for your next project, this property is packed with opportunity. Situated on a standard-size lot, this home offers a functional layout with multiple bedrooms, spacious living areas, and a solid footprint ready for your vision. Inside, you'll find original wood paneling, ample room sizes, and a layout that could be easily modernized. The home features a central HVAC system, dedicated utility areas, and existing bathroom setups that provide a strong starting point for renovation. Yes, it needs work-but for the right buyer, this is a chance to build equity quickly. Whether you're an

Key facts

• Central hvac system
• Functional layout
• Standard lot

Tags

• STANDARD LOT
• FUNCTIONAL LAYOUT
• ORIGINAL WOOD PANELING
• CENTRAL HVAC SYSTEM
• DEDICATED UTILITY AREAS
• EXISTING BATHROOM SETUPS

Property features AI

Finance

• Other: Lot dimensions approximately 60 x 120; Lot is less than 0.25 acre; Parcel number 1036102099
• HOA & community: No master association fees required

Exterior

• Parking: Space for 1 vehicle; Concrete parking surface
• Utilities: Public water supply; Public sewer
• Home design: Detached single-family manufactured home; Fee simple ownership; Unincorporated location
• Construction: Aluminum siding; Block foundation; Approximately 41–50 years old; Built after 1978
• Exterior features: Public water; Public sewer; School bus service and commuter bus access

Interior

• Kitchen: Kitchen (Main level) — 23 x 8, vinyl flooring
• Bedrooms: Master bedroom (Main level) — 11 x 12, carpet; Bedroom 2 (Main level) — 11 x 8, carpet; Bedroom 3 (Main level) — 12 x 9, carpet
• Flooring: Carpet in main living areas and bedrooms; Vinyl in kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Dining room; Family room; Living room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $24k).
• Recommended offer: $23k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#624 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Flora CUSD 35 (town): math 17% / reading 37% proficiency, ranked #299 of 620 in IL (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 23 active listings in the ZIP; 2 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $162 of loan paydown is wiped out by about $705 of value loss. Plan a longer hold.
• Clay 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Recommended offer $22,795 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 4.08% ✓
• Cap rate: 36.67%
• Cash-on-cash: 108.50%
• DSCR: 5.83
• GRM: 2.0

CMA / ARV

• ARV (median comp): $76,291
• List price: $23,500
• Delta: -69.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Flora Ave	0.13mi	2/1.0 (-1)	1,066 (+1%)	10mo	$87,500	$82	77
232 Flora Ave	0.13mi	2/1.0 (-1)	1,066 (+1%)	10mo	$87,500	$82	77
332 Flora Ave	0.18mi	2/1.0 (-1)	995 (-6%)	17mo	$74,900	$75	60
222 Austin Ave	0.56mi	3/1.0	1,044 (-1%)	14mo	$88,500	$85	58
306 Fair Ave	0.10mi	3/1.0	1,210 (+15%)	20mo	$100,700	$83	52
339 W Washington St	0.41mi	2/1.0 (-1)	928 (-12%)	24mo	$18,500	$20	34

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: —
• Equity multiple: 6.18×
• Total profit: $34,097
• Equity at exit: $3,504

10-year hold

• IRR: —
• Equity multiple: 12.94×
• Total profit: $78,541
• Equity at exit: $2,032

Cash invested: $6,580 (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 62839

• Home prices YoY: -11.7%
• Active inventory: 23
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$123
• Tax est. 1.5%: −$29 /mo · $352/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $595

Break-even live

Break-even rent $206

Max offer price $23,500

Occupancy floor 33%

Sensitivity live

Price	-10% $611	-5% $603	+0% $595	+5% $587	+10% $579
Rent	-10% $519	-5% $557	+0% $595	+5% $633	+10% $671
Rate	-1.0pp $607	-0.5pp $601	base $595	+0.5pp $589	+1.0pp $583

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: $5,875
• Closing costs: $705
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $23,500 Active 44 DOM
2. 2026-06-18
   days on market $23,500 Active 42 DOM
3. 2026-06-17
   days on market $23,500 Active 41 DOM
4. 2026-06-16
   days on market $23,500 Active 40 DOM
5. 2026-06-15
   days on market $23,500 Active 39 DOM
6. 2026-06-13
   days on market $23,500 Active 37 DOM
7. 2026-06-12
   days on market $23,500 Active 36 DOM
8. 2026-06-09
   days on market $23,500 Active 33 DOM
9. 2026-06-08
   days on market $23,500 Active 32 DOM
10. 2026-06-07
    days on market $23,500 Active 31 DOM
11. 2026-06-05
    days on market $23,500 Active 29 DOM
12. 2026-06-04
    days on market $23,500 Active 27 DOM
13. 2026-06-02
    days on market $23,500 Active 26 DOM
14. 2026-06-01
    days on market $23,500 Active 25 DOM
15. 2026-05-31
    days on market $23,500 Active 24 DOM
16. 2026-05-31
    days on market $23,500 Active 23 DOM
17. 2002-08-19
    soldstatus $23,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 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: $11,504
• − Mortgage interest: −$1,316
• − Property taxes: −$352
• − Insurance: −$118
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$684
• Taxable income: $7,193
• Est. tax owed @ 24.0%: −$1,726
• After-tax cash flow: $5,413/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: Flora CUSD 35
• NCES district ID: 1715400
• Math proficiency: 17% ▼ -4.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $41,463
• Composite: 22.82/100
• National rank: #8018
• State rank: #299 of 620 in IL

Livability — Flora

• Score: 65/100
• State rank: #624
• US rank: #12754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flora, IL
• City population: 6,215
• Population (ZIP): 6,215

Population outlook (Clay County) Hauer SSP2

• Today (2025): 12,388 people
• By 2030: 11,808 · -4.7%
• By 2040: 10,644 · -14.1%
• By 2050: 9,500 · -23.3%
• By 2075: 6,985 · -43.6%
• By 2100: 4,811 · -61.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Romanian 4% Slovak 4% Portuguese 1%
• Foreign-born: 0%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+67.3) · D 15.6% · R 82.9% · Other 1.5%
• 2008→2024 swing: -44.1pp toward R · 2008: -23.3pp · 2024: -67.3pp
• All cycles: 2024: R+67.3 2020: R+65.2 2016: R+63.6 2012: R+44.1 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.09%
• Current HPI: 166.9939
• 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

+2.2% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $23,500 MRED as Distributed by MLS Grid
• 2002-08-19 Sold (Public Records) $23,000 Public Records

Property tax history

-1.0%/yr

Latest (2024): $17 · -3.5% YoY. Source: county tax records.