801 Maple St · Zeigler, IL 62999

$26,000

2 bd · 1.0 ba · 950 sqft · SingleFamily · 23 Days on market

Built 1940 7,500 sqft lot ↓ 10% since listing

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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
• Appreciation +5.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

2 bedroom, 1 bath home in Zeigler ready to be rehabbed. It would make a great starter home or rental home.

Key facts

• 7,500 sq ft lot
• 2 parking spots
• Built 1940

Property features AI

Finance

• Other: Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; 200+ amp electrical service
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Shingle siding; Asphalt roof; Block foundation; Estimated age 81–90 years
• Exterior features: Fenced lot; Lot dimensions approximately 50 x 150

Interior

• Kitchen: Range
• Bedrooms: Master bedroom on main level (13 x 10) with hardwood floors; Second bedroom on main level (13 x 13) with hardwood floors
• Flooring: Hardwood flooring in living areas and bedrooms; Laminate flooring in kitchen; Carpet in dining room
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Enclosed porch (7 x 20); Unfinished partial basement; 5 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $26k).
• Recommended offer: $26k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,012 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: schools F, amenities F, commute F.
• Zeigler-Royalton CUSD 188 (rural): math 10% / reading 20% proficiency, ranked #524 of 620 in IL (top 84%) — 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: 6 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $254 of equity ($180 loan paydown + $74 appreciation (0.3% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,610 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.37% ✓
• Cap rate: 28.65%
• Cash-on-cash: 79.86%
• DSCR: 4.55
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $74,100
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 S Pine St	0.06mi	2/1.0	1,050 (+10%)	11mo	$82,000	$78	70
706 S Pine St	0.06mi	2/1.0	1,050 (+10%)	11mo	$82,000	$78	70
207 Elm St	0.75mi	2/1.0	921 (-3%)	21mo	$25,000	$27	42
207 Elm St	0.75mi	2/1.0	921 (-3%)	21mo	$25,000	$27	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 82.3%
• Equity multiple: 5.19×
• Total profit: $30,476
• Equity at exit: $7,922

10-year hold

• IRR: 83.7%
• Equity multiple: 10.64×
• Total profit: $70,203
• Equity at exit: $9,826

Cash invested: $7,280 (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 62999

• Home prices YoY: 0.3%
• Active inventory: 6
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$136
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $484

Break-even live

Break-even rent $262

Max offer price $26,000

Occupancy floor 40%

Sensitivity live

Price	-10% $499	-5% $492	+0% $484	+5% $477	+10% $470
Rent	-10% $415	-5% $450	+0% $484	+5% $519	+10% $554
Rate	-1.0pp $498	-0.5pp $491	base $484	+0.5pp $478	+1.0pp $471

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $26,000 Active 23 DOM
2. 2026-06-18
   days on market $26,000 Active 22 DOM
3. 2026-06-17
   days on market $26,000 Active 21 DOM
4. 2026-06-16
   days on market $26,000 Active 20 DOM
5. 2026-06-15
   days on market $26,000 Active 19 DOM
6. 2026-06-14
   days on market $26,000 Active 17 DOM
7. 2026-06-13
   days on market $26,000 Active 16 DOM
8. 2026-06-10
   days on market $26,000 Active 14 DOM
9. 2026-06-09
   days on market $26,000 Active 13 DOM
10. 2026-06-08
    days on market $26,000 Active 12 DOM
11. 2026-06-07
    days on market $26,000 Active 11 DOM
12. 2026-06-02
    days on market $26,000 Active 6 DOM
13. 2026-06-01
    days on market $26,000 Active 5 DOM
14. 2026-05-31
    days on market $26,000 Active 4 DOM
15. 2026-05-30
    days on market $26,000 Active 3 DOM
16. 2026-05-27
    listed $26,000 Active
17. 2003-12-17
    soldstatus $27,000
18. 2003-08-08
    listed $29,000

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $721 · $60/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 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,508
• − Mortgage interest: −$1,456
• − Property taxes: −$721
• − Insurance: −$130
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$756
• Taxable income: $5,762
• Est. tax owed @ 24.0%: −$1,383
• After-tax cash flow: $4,431/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: Zeigler-Royalton CUSD 188
• NCES district ID: 1743800
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $37,645
• Composite: 12.55/100
• National rank: #9621
• State rank: #524 of 620 in IL

Livability — Zeigler

• Score: 60/100
• State rank: #1012
• US rank: #19423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zeigler, IL
• Population (ZIP): 1,345

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 37,954 people
• By 2030: 36,828 · -3.0%
• By 2040: 34,452 · -9.2%
• By 2050: 31,855 · -16.1%
• By 2075: 25,171 · -33.7%
• By 2100: 18,462 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+50.6) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -47.8pp toward R · 2008: -2.8pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+47.5 2016: R+45.3 2012: R+16.8 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.29%
• Current HPI: 81.042
• 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

-10.3% since first listed

3 events — show timeline

• 2026-05-27 Listed $26,000 MRED as Distributed by MLS Grid
• 2003-12-17 Sold (MLS) $27,000 RMLSA as Distributed by MLS Grid
• 2003-08-08 Listed $29,000 RMLSA as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2024): $721 · +14.3% YoY. Source: county tax records.