805 W Helen Ave · Christopher, IL 62822

$44,900

5 bd · 2.5 ba · 2,100 sqft · Other · 46 Days on market

Built 1910 0.48 ac lot ↓ 50% 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 +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Large 5 bedroom home in Christopher with 2 1/2 baths, large yard, 2 car attached garage, beautiful landscaping, front & rear decks, and storage building. None

Key facts

• 0.48 acre lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,100 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Christopher USD 99 (town): math 9% / reading 21% proficiency, ranked #520 of 620 in IL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Christopher Elem School (math 11% / reading 25%, grade F, #1,126 of 2,056 statewide, top 55%, 486 students, 0% FRL); Christopher High (math 5% / reading 5%, grade F, #614 of 693 statewide, top 95%, 214 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 17 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Franklin County population projected at -16% 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 2.56% ✓
• Cap rate: 19.00%
• Cash-on-cash: 45.38%
• DSCR: 3.02
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 42.6%
• Equity multiple: 2.84×
• Total profit: $23,097
• Equity at exit: $6,695

10-year hold

• IRR: 48.7%
• Equity multiple: 5.73×
• Total profit: $59,480
• Equity at exit: $3,882

Cash invested: $12,572 (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 62822

• Home prices YoY: -4.8%
• Active inventory: 17
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$180 /mo · $2,154/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $475

Break-even live

Break-even rent $549

Max offer price $44,900

Occupancy floor 54%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-13
   status Pending
2. 2026-04-06
   price $44,900
3. 2026-03-19
   price $49,900
4. 2026-02-26
   listed $54,900 Active
5. 2022-10-06
   price
6. 2022-08-24
   price
7. 2022-07-06
   status Active
8. 2022-07-06
   historical
9. 2022-07-06
   historical
10. 2022-05-12
    historical Under Contract
11. 2022-05-07
    status Pending
12. 2022-04-15
    listed Active
13. 2018-11-20
    soldstatus $78,000 162-char remark

    Show marketing remark (162 chars)

    Large 5 bedroom home in Christopher with 2 1/2 baths, large yard, 2 car attached garage, beautiful landscaping, front & rear decks, and storage building. None

14. 2018-11-20
    soldstatus $78,000 162-char remark

    Show marketing remark (162 chars)

    Large 5 bedroom home in Christopher with 2 1/2 baths, large yard, 2 car attached garage, beautiful landscaping, front & rear decks, and storage building. None

15. 2018-08-24
    listed $89,900 162-char remark

    Show marketing remark (162 chars)

    Large 5 bedroom home in Christopher with 2 1/2 baths, large yard, 2 car attached garage, beautiful landscaping, front & rear decks, and storage building. None

16. 2018-08-24
    listed $89,900 162-char remark

    Show marketing remark (162 chars)

    Large 5 bedroom home in Christopher with 2 1/2 baths, large yard, 2 car attached garage, beautiful landscaping, front & rear decks, and storage building. None

ⓘ 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: $2,154 · $180/mo
• Projected year-2 tax: $2,154 · $180/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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,809
• − Mortgage interest: −$2,515
• − Property taxes: −$2,154
• − Insurance: −$224
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$1,306
• Taxable income: $5,400
• Est. tax owed @ 24.0%: −$1,296
• After-tax cash flow: $4,409/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: Christopher USD 99
• NCES district ID: 1700217
• Math proficiency: 9% ▼ -8.00%
• Reading proficiency: 21% ▼ -14.00%
• Median HH income: $38,947
• Composite: 12.67/100
• National rank: #9606
• State rank: #520 of 620 in IL

Livability — Christopher

• Score: 58/100
• State rank: #1100
• US rank: #20866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Christopher, IL
• City population: 2,437
• Population (ZIP): 2,437

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 (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Slovak 6% Lithuanian 5%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · 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: ▼ -3.29%
• Current HPI: 65.1454
• 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

-50.1% since first listed

16 events — show timeline

• 2026-04-13 Pending — MRED as Distributed by MLS Grid
• 2026-04-06 Price Changed $44,900 MRED as Distributed by MLS Grid
• 2026-03-19 Price Changed $49,900 MRED as Distributed by MLS Grid
• 2026-02-26 Listed $54,900 MRED as Distributed by MLS Grid
• 2022-10-06 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-08-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-07-06 Relisted — RMLSA as Distributed by MLS Grid
• 2022-07-06 Listing Removed — MRED as Distributed by MLS Grid
• 2022-07-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-05-12 Contingent — RMLSA as Distributed by MLS Grid
• 2022-05-07 Pending — RMLSA as Distributed by MLS Grid
• 2022-04-15 Listed — RMLSA as Distributed by MLS Grid
• 2018-11-20 Sold (MLS) $78,000 RMLSA as Distributed by MLS Grid
• 2018-11-20 Sold (MLS) $78,000 MRED as Distributed by MLS Grid
• 2018-08-24 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2018-08-24 Listed $89,900 MRED as Distributed by MLS Grid

Property tax history

+34.2%/yr

Latest (2024): $2,154 · +4.3% YoY. Source: county tax records.