819 E Adams St · Taylorville, IL 62568

$69,900

2 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 135 Days on market

Built 1920 0.26 ac lot $66/sqft · at area comps Est $71k · at est. ↓ 11% since listing

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Why this score? — see what drove the C 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 +22.9/30.0
• ARV discount +8.1/15.0
• DSCR +7.3/10.0
• 1% rule +6.7/10.0
• 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

A well-maintained, move-in-ready residence offering an affordable opportunity for first-time buyers or those seeking a cozy single-family home in a convenient location. This inviting property features a spacious eat-in kitchen with impressive vaulted ceilings, creating an open and airy feel perfect for family meals or casual entertaining. The home includes two bedrooms and an additional flexible room that could easily serve as a small office, den, or hobby space to suit modern lifestyles. Laundry is a breeze in the dedicated nice laundry room, while practical outdoor amenities include a detached garage with an attached carport for extra parking or storage. Step outside to enjoy the covered front porch, ideal for morning coffee or relaxing evenings, and a nice backyard that provides plenty of space for gardening, play, or simply unwinding in a peaceful setting. Priced competitively

Key facts

• Attached carport
• Flexible room
• Vaulted ceilings

Tags

• SPACIOUS EAT-IN KITCHEN
• VAULTED CEILINGS
• FLEXIBLE ROOM
• DEDICATED LAUNDRY ROOM
• DETACHED GARAGE
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($820 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 $483 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.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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: 1.17% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (median comp): $70,892
• List price: $69,900
• Delta: -1.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 E Oak St	0.51mi	2/1.5	1,008 (-4%)	1mo	$65,000	$64	66
708 E Franklin St	0.09mi	2/1.0	912 (-14%)	5mo	$19,000	$21	65
525 S Washington St	0.58mi	2/1.5	1,076 (+2%)	8mo	$132,000	$123	61
402 E Adams St	0.28mi	2/1.0	933 (-12%)	3mo	$86,000	$92	61
822 S Clay St	0.73mi	2/1.0	1,056 (0%)	5mo	$119,900	$114	58
1010 E Adams St	0.16mi	1/1.0 (-1)	924 (-12%)	7mo	$6,000	$6	57
801 E Park St	0.40mi	2/1.0	1,157 (+10%)	6mo	$130,000	$112	56
803 E Park St	0.40mi	3/1.0 (+1)	1,160 (+10%)	0mo	$84,900	$73	56
916 E Elm St	0.57mi	3/2.0 (+1)	1,126 (+7%)	8mo	$140,000	$124	51
516 N Pawnee St	0.64mi	3/1.5 (+1)	1,106 (+5%)	7mo	$117,500	$106	49
1015 E Elm St	0.61mi	2/1.5	1,196 (+13%)	6mo	$119,900	$100	42
117 S Pershing St	0.66mi	3/2.0 (+1)	1,170 (+11%)	6mo	$185,000	$158	41

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-3,472
• Equity at exit: $10,422

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $7,197
• Equity at exit: $6,044

Cash invested: $19,572 (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 62568

• Active inventory: 87
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $123

Break-even live

Break-even rent $665

Max offer price $69,900

Occupancy floor 80%

Sensitivity live

Price	-10% $162	-5% $143	+0% $123	+5% $103	+10% $83
Rent	-10% $58	-5% $90	+0% $123	+5% $155	+10% $188
Rate	-1.0pp $158	-0.5pp $141	base $123	+0.5pp $105	+1.0pp $86

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: $17,475
• Closing costs: $2,097
• 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	22d	1	1.48mi

Listing history 16 events

1. 2026-06-21
   days on market $69,900 Active 135 DOM
2. 2026-06-18
   days on market $69,900 Active 133 DOM
3. 2026-06-17
   days on market $69,900 Active 132 DOM
4. 2026-06-16
   days on market $69,900 Active 131 DOM
5. 2026-06-15
   days on market $69,900 Active 130 DOM
6. 2026-06-13
   days on market $69,900 Active 128 DOM
7. 2026-06-12
   pricestatusdays on market $69,900 Active 127 DOM
8. 2026-06-07
   statusdays on market $79,900 Pending 126 DOM
9. 2026-06-04
   days on market $79,900 Active 125 DOM
10. 2026-06-02
    days on market $79,900 Active 124 DOM
11. 2026-06-01
    days on market $79,900 Active 123 DOM
12. 2026-05-31
    days on market $79,900 Active 122 DOM
13. 2026-05-31
    days on market $79,900 Active 121 DOM
14. 2026-05-07
    price $79,900 896-char remark

    Show marketing remark (896 chars)

    A well-maintained, move-in-ready residence offering an affordable opportunity for first-time buyers or those seeking a cozy single-family home in a convenient location. This inviting property features a spacious eat-in kitchen with impressive vaulted ceilings, creating an open and airy feel perfect for family meals or casual entertaining. The home includes two bedrooms and an additional flexible room that could easily serve as a small office, den, or hobby space to suit modern lifestyles. Laundry is a breeze in the dedicated nice laundry room, while practical outdoor amenities include a detached garage with an attached carport for extra parking or storage. Step outside to enjoy the covered front porch, ideal for morning coffee or relaxing evenings, and a nice backyard that provides plenty of space for gardening, play, or simply unwinding in a peaceful setting. Priced competitively

15. 2026-03-18
    price $84,900 896-char remark

    Show marketing remark (896 chars)

    A well-maintained, move-in-ready residence offering an affordable opportunity for first-time buyers or those seeking a cozy single-family home in a convenient location. This inviting property features a spacious eat-in kitchen with impressive vaulted ceilings, creating an open and airy feel perfect for family meals or casual entertaining. The home includes two bedrooms and an additional flexible room that could easily serve as a small office, den, or hobby space to suit modern lifestyles. Laundry is a breeze in the dedicated nice laundry room, while practical outdoor amenities include a detached garage with an attached carport for extra parking or storage. Step outside to enjoy the covered front porch, ideal for morning coffee or relaxing evenings, and a nice backyard that provides plenty of space for gardening, play, or simply unwinding in a peaceful setting. Priced competitively

16. 2026-01-27
    listed $89,900 Active 896-char remark

    Show marketing remark (896 chars)

    A well-maintained, move-in-ready residence offering an affordable opportunity for first-time buyers or those seeking a cozy single-family home in a convenient location. This inviting property features a spacious eat-in kitchen with impressive vaulted ceilings, creating an open and airy feel perfect for family meals or casual entertaining. The home includes two bedrooms and an additional flexible room that could easily serve as a small office, den, or hobby space to suit modern lifestyles. Laundry is a breeze in the dedicated nice laundry room, while practical outdoor amenities include a detached garage with an attached carport for extra parking or storage. Step outside to enjoy the covered front porch, ideal for morning coffee or relaxing evenings, and a nice backyard that provides plenty of space for gardening, play, or simply unwinding in a peaceful setting. Priced competitively

ⓘ 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: $1,553 · $129/mo
• Projected year-2 tax: $1,570 · $131/mo
• Expected delta: +$17/yr (+$1/mo · 1.1%)

ⓘ 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 2/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,840
• − Mortgage interest: −$3,915
• − Property taxes: −$1,553
• − Insurance: −$350
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$2,033
• Taxable income: $415
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $1,373/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

-11.1% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $79,900 RMLSA as Distributed by MLS Grid
• 2026-03-18 Price Changed $84,900 RMLSA as Distributed by MLS Grid
• 2026-01-27 Listed $89,900 RMLSA as Distributed by MLS Grid

Property tax history

+7.9%/yr

Latest (2024): $1,553 · +58.6% YoY. Source: county tax records.