706 Augusta Rd · Carthage, IL 62321

$74,900

4 bd · 2.0 ba · 1,716 sqft · SingleFamily · 74 Days on market

Built 1910 0.31 ac lot Est $136k · 45% under ↓ 1% since listing

---

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
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

An exceptional opportunity awaits with this 4 bedroom, 2 bath home situated in a desirable neighborhood. Offering remarkable potential, this property presents the perfect canvas for a refined renovation or investment property. The main level features two bedrooms, a full bath, and the convenience of main floor laundry. Upstairs, you will find two additional bedrooms and a second full bath, providing ample space for family living or rental flexibility. New roof in 2017 and new water heater in 2020.

Key facts

• Main floor laundry
• New water heater
• New roof

Tags

• MAIN FLOOR LAUNDRY
• NEW ROOF
• NEW WATER HEATER

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Vinyl siding
• Exterior features: Gravel parking areas; Lot approximately 106.83 x 126 (units listed as acres)

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#306 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Illini West H S District 307 (town): math 25% / reading 25% proficiency, ranked #611 of 919 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hancock County population projected at -30% 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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: 1.62% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.72%
• DSCR: 1.92
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $135,564
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 Country Ln	0.13mi	3/2.0 (-1)	1,608 (-6%)	1mo	$127,500	$79	78
825 Augusta Rd	0.17mi	3/2.0 (-1)	1,571 (-8%)	6mo	$125,000	$80	68
20 Randolph	0.67mi	3/2.0 (-1)	1,784 (+4%)	7mo	$185,000	$104	52
228 Wabash Ave	0.53mi	3/1.5 (-1)	1,863 (+9%)	18mo	$62,000	$33	39
260 S Marion	0.32mi	3/1.0 (-1)	1,460 (-15%)	22mo	$72,000	$49	33
237 N Marion	0.69mi	4/1.5	1,960 (+14%)	11mo	$147,900	$75	32
200 Dallas Rd	0.73mi	3/1.5 (-1)	1,522 (-11%)	12mo	$148,000	$97	30

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $10,990
• Equity at exit: $11,168

10-year hold

• IRR: 22.0%
• Equity multiple: 2.89×
• Total profit: $39,535
• Equity at exit: $6,476

Cash invested: $20,972 (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 62321

• Home prices YoY: -17.9%
• Active inventory: 22
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $362

Break-even live

Break-even rent $755

Max offer price $74,900

Occupancy floor 65%

Sensitivity live

Price	-10% $404	-5% $383	+0% $362	+5% $341	+10% $320
Rent	-10% $266	-5% $314	+0% $362	+5% $410	+10% $458
Rate	-1.0pp $400	-0.5pp $381	base $362	+0.5pp $343	+1.0pp $323

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $74,900 Active 74 DOM
2. 2026-06-18
   days on market $74,900 Active 73 DOM
3. 2026-06-17
   days on market $74,900 Active 72 DOM
4. 2026-06-16
   days on market $74,900 Active 71 DOM
5. 2026-06-15
   days on market $74,900 Active 70 DOM
6. 2026-06-14
   days on market $74,900 Active 68 DOM
7. 2026-06-12
   days on market $74,900 Active 67 DOM
8. 2026-06-09
   days on market $74,900 Active 64 DOM
9. 2026-06-08
   days on market $74,900 Active 63 DOM
10. 2026-06-07
    days on market $74,900 Active 62 DOM
11. 2026-06-07
    days on market $74,900 Active 61 DOM
12. 2026-06-03
    days on market $74,900 Active 58 DOM
13. 2026-06-02
    days on market $74,900 Active 57 DOM
14. 2026-06-01
    days on market $74,900 Active 56 DOM
15. 2026-05-31
    days on market $74,900 Active 55 DOM
16. 2026-05-30
    days on market $74,900 Active 54 DOM
17. 2026-04-07
    listed $74,900 Active
18. 2022-09-27
    historical
19. 2017-05-25
    soldstatus $75,900
20. 2011-07-02
    historical

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $2,074 · $173/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,565
• − Mortgage interest: −$4,196
• − Property taxes: −$2,074
• − Insurance: −$374
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$2,179
• Taxable income: $3,412
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $3,526/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: Illini West H S District 307
• NCES district ID: 1701384
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $47,745
• Composite: 24.88/100
• National rank: #12997
• State rank: #611 of 919 in IL

Livability — Carthage

• Score: 72/100
• State rank: #306
• US rank: #6009

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carthage, IL
• Population (ZIP): 3,682

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 17,042 people
• By 2030: 16,056 · -5.8%
• By 2040: 13,912 · -18.4%
• By 2050: 11,879 · -30.3%
• By 2075: 8,302 · -51.3%
• By 2100: 5,846 · -65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 2% Portuguese 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -39.2pp toward R · 2008: -10.8pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.9 2016: R+50.8 2012: R+19.0 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.17%
• Current HPI: 129.3847
• 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

-1.3% since first listed

4 events — show timeline

• 2026-04-07 Listed $74,900 IAR
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2017-05-25 Sold (Public Records) $75,900 Public Records
• 2011-07-02 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-0.3%/yr

Latest (2024): $2,074 · +10.6% YoY. Source: county tax records.