517 W 6th St · Beardstown, IL 62618

$99,000

4 bd · 2.0 ba · 2,724 sqft · Other public records · 446 Days on market

Built 1914 8,712 sqft lot $36/sqft · 24% below area Est $134k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Spacious 3 bed, 2 bath home on corner lot! This home has large rooms with an abundance of natural light. The entry leads into the front room and living room, which are great areas for entertaining, as well as a formal dining room. The second floor has 3 bedrooms and a full bath. The third floor would be perfect for the addition of another bedroom. Both front and back porches are enclosed, with a small sun room off the back. Nice chain link fence installed in 2018. New sewer line installed in 2020 and HVAC in 2019. The 1 car garage has lots of space for extra storage. Other school is Beardstown Elementary and Beardstown High School. Other room is enclosed porch.

Key facts

• Enclosed porches
• Formal dining room
• Natural light

Tags

• CORNER LOT
• NATURAL LIGHT
• FORMAL DINING ROOM
• ENCLOSED PORCHES
• SUN ROOM
• NEW SEWER LINE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,164 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Beardstown CUSD 15 (town): math 3% / reading 5% proficiency, ranked #607 of 620 in IL (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $684 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cass County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 446 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $21k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $99k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 446 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 1914 — 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: 1.38% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.53%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $133,685
• List price: $99,000
• Delta: -25.95%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.56×
• Total profit: $15,444
• Equity at exit: $20,799

10-year hold

• IRR: 19.7%
• Equity multiple: 2.87×
• Total profit: $51,875
• Equity at exit: $19,297

Cash invested: $27,720 (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 62618

• Home prices YoY: -1.2%
• Active inventory: 3
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $405

Break-even live

Break-even rent $852

Max offer price $99,000

Occupancy floor 65%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $99,000 Active 446 DOM
2. 2026-06-17
   days on market $99,000 Active 445 DOM
3. 2026-06-16
   days on market $99,000 Active 444 DOM
4. 2026-06-15
   days on market $99,000 Active 443 DOM
5. 2026-06-13
   days on market $99,000 Active 441 DOM
6. 2026-06-12
   days on market $99,000 Active 440 DOM
7. 2026-06-09
   days on market $99,000 Active 437 DOM
8. 2026-06-08
   days on market $99,000 Active 436 DOM
9. 2026-06-07
   days on market $99,000 Active 435 DOM
10. 2026-06-05
    days on market $99,000 Active 433 DOM
11. 2026-06-04
    days on market $99,000 Active 431 DOM
12. 2026-06-02
    days on market $99,000 Active 430 DOM
13. 2026-06-01
    days on market $99,000 Active 429 DOM
14. 2026-05-31
    days on market $99,000 Active 428 DOM
15. 2026-05-31
    days on market $99,000 Active 427 DOM
16. 2026-02-27
    soldstatus $65,000 Closed 677-char remark

    Show marketing remark (677 chars)

    Spacious 3 bed, 2 bath home on corner lot! This home has large rooms with an abundance of natural light. The entry leads into the front room and living room, which are great areas for entertaining, as well as a formal dining room. The second floor has 3 bedrooms and a full bath. The third floor would be perfect for the addition of another bedroom. Both front and back porches are enclosed, with a small sun room off the back. Nice chain link fence installed in 2018. New sewer line installed in 2020 and HVAC in 2019. The 1 car garage has lots of space for extra storage. Other school is Beardstown Elementary and Beardstown High School. Other room is enclosed porch.

17. 2026-01-28
    historical Contingent - Continue to Show 677-char remark

    Show marketing remark (677 chars)

    Spacious 3 bed, 2 bath home on corner lot! This home has large rooms with an abundance of natural light. The entry leads into the front room and living room, which are great areas for entertaining, as well as a formal dining room. The second floor has 3 bedrooms and a full bath. The third floor would be perfect for the addition of another bedroom. Both front and back porches are enclosed, with a small sun room off the back. Nice chain link fence installed in 2018. New sewer line installed in 2020 and HVAC in 2019. The 1 car garage has lots of space for extra storage. Other school is Beardstown Elementary and Beardstown High School. Other room is enclosed porch.

18. 2026-01-20
    price $65,000 677-char remark

    Show marketing remark (677 chars)

    Spacious 3 bed, 2 bath home on corner lot! This home has large rooms with an abundance of natural light. The entry leads into the front room and living room, which are great areas for entertaining, as well as a formal dining room. The second floor has 3 bedrooms and a full bath. The third floor would be perfect for the addition of another bedroom. Both front and back porches are enclosed, with a small sun room off the back. Nice chain link fence installed in 2018. New sewer line installed in 2020 and HVAC in 2019. The 1 car garage has lots of space for extra storage. Other school is Beardstown Elementary and Beardstown High School. Other room is enclosed porch.

19. 2026-01-08
    historical
20. 2026-01-08
    status Active
21. 2026-01-06
    historical
22. 2026-01-05
    historical
23. 2025-10-24
    price $99,000

    Show marketing remark (677 chars)

    Spacious 3 bed, 2 bath home on corner lot! This home has large rooms with an abundance of natural light. The entry leads into the front room and living room, which are great areas for entertaining, as well as a formal dining room. The second floor has 3 bedrooms and a full bath. The third floor would be perfect for the addition of another bedroom. Both front and back porches are enclosed, with a small sun room off the back. Nice chain link fence installed in 2018. New sewer line installed in 2020 and HVAC in 2019. The 1 car garage has lots of space for extra storage. Other school is Beardstown Elementary and Beardstown High School. Other room is enclosed porch.

24. 2025-10-24
    price $99,000 677-char remark

    Show marketing remark (677 chars)

    Spacious 3 bed, 2 bath home on corner lot! This home has large rooms with an abundance of natural light. The entry leads into the front room and living room, which are great areas for entertaining, as well as a formal dining room. The second floor has 3 bedrooms and a full bath. The third floor would be perfect for the addition of another bedroom. Both front and back porches are enclosed, with a small sun room off the back. Nice chain link fence installed in 2018. New sewer line installed in 2020 and HVAC in 2019. The 1 car garage has lots of space for extra storage. Other school is Beardstown Elementary and Beardstown High School. Other room is enclosed porch.

25. 2025-10-24
    price

    Show marketing remark (677 chars)

    Spacious 3 bed, 2 bath home on corner lot! This home has large rooms with an abundance of natural light. The entry leads into the front room and living room, which are great areas for entertaining, as well as a formal dining room. The second floor has 3 bedrooms and a full bath. The third floor would be perfect for the addition of another bedroom. Both front and back porches are enclosed, with a small sun room off the back. Nice chain link fence installed in 2018. New sewer line installed in 2020 and HVAC in 2019. The 1 car garage has lots of space for extra storage. Other school is Beardstown Elementary and Beardstown High School. Other room is enclosed porch.

26. 2025-06-16
    price $114,900 677-char remark

    Show marketing remark (677 chars)

    Spacious 3 bed, 2 bath home on corner lot! This home has large rooms with an abundance of natural light. The entry leads into the front room and living room, which are great areas for entertaining, as well as a formal dining room. The second floor has 3 bedrooms and a full bath. The third floor would be perfect for the addition of another bedroom. Both front and back porches are enclosed, with a small sun room off the back. Nice chain link fence installed in 2018. New sewer line installed in 2020 and HVAC in 2019. The 1 car garage has lots of space for extra storage. Other school is Beardstown Elementary and Beardstown High School. Other room is enclosed porch.

27. 2025-06-16
    price $114,900

    Show marketing remark (677 chars)

    Spacious 3 bed, 2 bath home on corner lot! This home has large rooms with an abundance of natural light. The entry leads into the front room and living room, which are great areas for entertaining, as well as a formal dining room. The second floor has 3 bedrooms and a full bath. The third floor would be perfect for the addition of another bedroom. Both front and back porches are enclosed, with a small sun room off the back. Nice chain link fence installed in 2018. New sewer line installed in 2020 and HVAC in 2019. The 1 car garage has lots of space for extra storage. Other school is Beardstown Elementary and Beardstown High School. Other room is enclosed porch.

28. 2025-06-16
    price

    Show marketing remark (677 chars)

    Spacious 3 bed, 2 bath home on corner lot! This home has large rooms with an abundance of natural light. The entry leads into the front room and living room, which are great areas for entertaining, as well as a formal dining room. The second floor has 3 bedrooms and a full bath. The third floor would be perfect for the addition of another bedroom. Both front and back porches are enclosed, with a small sun room off the back. Nice chain link fence installed in 2018. New sewer line installed in 2020 and HVAC in 2019. The 1 car garage has lots of space for extra storage. Other school is Beardstown Elementary and Beardstown High School. Other room is enclosed porch.

29. 2025-03-28
    listed $119,900 Active 677-char remark

    Show marketing remark (677 chars)

    Spacious 3 bed, 2 bath home on corner lot! This home has large rooms with an abundance of natural light. The entry leads into the front room and living room, which are great areas for entertaining, as well as a formal dining room. The second floor has 3 bedrooms and a full bath. The third floor would be perfect for the addition of another bedroom. Both front and back porches are enclosed, with a small sun room off the back. Nice chain link fence installed in 2018. New sewer line installed in 2020 and HVAC in 2019. The 1 car garage has lots of space for extra storage. Other school is Beardstown Elementary and Beardstown High School. Other room is enclosed porch.

30. 2025-03-28
    listed Active

    Show marketing remark (677 chars)

    Spacious 3 bed, 2 bath home on corner lot! This home has large rooms with an abundance of natural light. The entry leads into the front room and living room, which are great areas for entertaining, as well as a formal dining room. The second floor has 3 bedrooms and a full bath. The third floor would be perfect for the addition of another bedroom. Both front and back porches are enclosed, with a small sun room off the back. Nice chain link fence installed in 2018. New sewer line installed in 2020 and HVAC in 2019. The 1 car garage has lots of space for extra storage. Other school is Beardstown Elementary and Beardstown High School. Other room is enclosed porch.

31. 2025-03-28
    listed $119,900 Active

    Show marketing remark (677 chars)

    Spacious 3 bed, 2 bath home on corner lot! This home has large rooms with an abundance of natural light. The entry leads into the front room and living room, which are great areas for entertaining, as well as a formal dining room. The second floor has 3 bedrooms and a full bath. The third floor would be perfect for the addition of another bedroom. Both front and back porches are enclosed, with a small sun room off the back. Nice chain link fence installed in 2018. New sewer line installed in 2020 and HVAC in 2019. The 1 car garage has lots of space for extra storage. Other school is Beardstown Elementary and Beardstown High School. Other room is enclosed porch.

32. 1986-07-28
    soldstatus $28,000

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,802 · $150/mo
• Expected delta: +$445/yr (+$37/mo · 32.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,382
• − Mortgage interest: −$5,546
• − Property taxes: −$1,356
• − Insurance: −$495
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,880
• Taxable income: $3,484
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $4,024/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: Beardstown CUSD 15
• NCES district ID: 1705310
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 5% ▼ -6.00%
• Median HH income: $41,121
• Composite: 3.8/100
• National rank: #10064
• State rank: #607 of 620 in IL

Livability — Beardstown

• Score: 57/100
• State rank: #1164
• US rank: #21969

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beardstown, IL
• Population (ZIP): 7,391

Population outlook (Cass County) Hauer SSP2

• Today (2025): 11,533 people
• By 2030: 10,842 · -6.0%
• By 2040: 9,523 · -17.4%
• By 2050: 8,253 · -28.4%
• By 2075: 5,555 · -51.8%
• By 2100: 3,375 · -70.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 55% Hispanic / Latino 35% Two or more races 12% Black 6% Asian 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 3%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 22% · Canada, Philippines
• Languages at home: 65% English-only · Spanish 29% French/Haitian/Cajun 3% Other Asian/Pacific 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+43.4) · D 27.4% · R 70.8% · Other 1.7%
• 2008→2024 swing: -44.7pp toward R · 2008: 1.4pp · 2024: -43.4pp
• All cycles: 2024: R+43.4 2020: R+37.7 2016: R+31.6 2012: R+13.5 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.66%
• Current HPI: 138.5707
• 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

+132.1% since first listed

17 events — show timeline

• 2026-02-27 Sold (MLS) $65,000 MRED as Distributed by MLS Grid
• 2026-01-28 Contingent — MRED as Distributed by MLS Grid
• 2026-01-20 Price Changed $65,000 MRED as Distributed by MLS Grid
• 2026-01-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-24 Price Changed $99,000 Quincy AOR
• 2025-10-24 Price Changed $99,000 MRED as Distributed by MLS Grid
• 2025-10-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-16 Price Changed $114,900 MRED as Distributed by MLS Grid
• 2025-06-16 Price Changed $114,900 Quincy AOR
• 2025-06-16 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-03-28 Listed $119,900 Quincy AOR
• 2025-03-28 Listed — RMLSA as Distributed by MLS Grid
• 2025-03-28 Listed $119,900 MRED as Distributed by MLS Grid
• 1986-07-28 Sold (Public Records) $28,000 Public Records

Property tax history

-3.9%/yr

Latest (2024): $1,356 · -2.1% YoY. Source: county tax records.