803 E Park St · Taylorville, IL 62568

$85,000

3 bd · 2.0 ba · 1,160 sqft · SingleFamily public records · 24 Days on market

Built 1900 6,479 sqft lot $73/sqft · 12% below area Est $97k · 12% under

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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 +20.9/30.0
• ARV discount +13.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• 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

Check out this affordable 3 bedroom and 1 bath home. Living and Family rooms. Enclosed back porch. Detached 2 car garage. Partial basement.

Key facts

• Enclosed back porch
• Partial basement
• 6,479 sq ft lot

Tags

• ENCLOSED BACK PORCH
• DETACHED 2 CAR GARAGE
• PARTIAL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (3.5% below list).
• Recommended offer: $82k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: 85 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 $588 of loan paydown is wiped out by about $3k 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 24 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,000 (3.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.96% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $96,855
• List price: $85,000
• Delta: -12.24%
• 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
803 E Park St	0.00mi	3/1.0	1,160 (0%)	0mo	$84,900	$73	96
801 E Park St	0.01mi	2/1.0 (-1)	1,157 (-0%)	6mo	$130,000	$112	85
916 E Elm St	0.20mi	3/2.0	1,126 (-3%)	8mo	$140,000	$124	80
1015 E Elm St	0.25mi	2/1.5 (-1)	1,196 (+3%)	6mo	$119,900	$100	71
516 N Pawnee St	0.34mi	3/1.5	1,106 (-5%)	7mo	$117,500	$106	68
1120 E Park St	0.23mi	3/1.0	1,274 (+10%)	2mo	$99,500	$78	68
1010 E Esther St	0.28mi	4/2.0 (+1)	1,280 (+10%)	1mo	$127,000	$99	64
902 E Oak St	0.13mi	2/1.5 (-1)	1,008 (-13%)	1mo	$65,000	$64	64
1201 Allied Ave	0.58mi	3/1.5	1,120 (-3%)	4mo	$140,000	$125	62
117 S Pershing St	0.73mi	3/2.0	1,170 (+1%)	6mo	$185,000	$158	59
511 E Cleveland St	0.37mi	2/1.0 (-1)	1,092 (-6%)	8mo	$70,000	$64	57
314 N Clay St	0.64mi	2/1.0 (-1)	1,056 (-9%)	2mo	$122,000	$116	44

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: -7.2%
• Equity multiple: 0.74×
• Total profit: $-6,292
• Equity at exit: $12,674

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $4,092
• Equity at exit: $7,349

Cash invested: $23,800 (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: 85
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $118

Break-even live

Break-even rent $671

Max offer price $85,000

Occupancy floor 81%

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: $21,250
• Closing costs: $2,550
• 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	1.28mi

Listing history 2 events

1. 2026-05-04
   status Pending 143-char remark

   Show marketing remark (143 chars)

   Check out this affordable 3 bedroom and 1 bath home. Living and Family rooms. Enclosed back porch. Detached 2 car garage. Partial basement.

2. 2026-04-08
   listed $85,000 Active 143-char remark

   Show marketing remark (143 chars)

   Check out this affordable 3 bedroom and 1 bath home. Living and Family rooms. Enclosed back porch. Detached 2 car garage. Partial basement.

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $1,258 · $105/mo
• Expected delta: +$672/yr (+$56/mo · 114.7%)

ⓘ 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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,840
• − Mortgage interest: −$4,761
• − Property taxes: −$586
• − Insurance: −$425
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$2,473
• Taxable income: $21
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $1,409/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

2 events — show timeline

• 2026-05-04 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-08 Listed $85,000 RMLSA as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2024): $586 · +14.0% YoY. Source: county tax records.