216 S Pine St · Stonington, IL 62567

$49,900

3 bd · 2.0 ba · 758 sqft · SingleFamily public records · 192 Days on market

Built 1950 0.28 ac lot $66/sqft · 20% below area

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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
• Livability +3.1/5.0
• 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

Discover the potential in this 3 bedroom, 1 bath home situated on a spacious corner lot in the heart of small-town rural living. Located just 29 miles from the Illinois State Capitol in Springfield, you’ll enjoy peaceful surroundings with easy commutes to local businesses, restaurants, and community amenities. Step inside to find a functional main level layout featuring a generous eat-in kitchen, living room, bonus front room, utility room, and the primary bedroom-offering convenient main-floor living. Upstairs, two additional bedrooms provide extra space for family, guests, or a home office. Outside, the oversized 3-car garage gives you plenty of room for parking, hobbies, or storage - a great fit for those who need extra space. If you love bringing older homes back to life, this one is ready for your renovation dreams. With the right vision, this property can become your ideal forever home or a fantastic investment opportunity. Buyer/Buyers agent to verify all information for accuracy before submitting offer. MLS information pulled form numerous sites.

Key facts

• Eat-in kitchen
• Corner lot
• Main-floor living

Tags

• CORNER LOT
• EAT-IN KITCHEN
• MAIN-FLOOR LIVING
• OVERSIZED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#926 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime D+, employment D+.
• 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: 4 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $25k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1950 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.90% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.41%
• DSCR: 2.40
• GRM: 4.4

CMA / ARV

• ARV (median comp): $106,460
• List price: $49,900
• Delta: -53.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 S Livergood St	0.26mi	3/1.0	870 (+15%)	15mo	$115,000	$132	46

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: 26.3%
• Equity multiple: 2.09×
• Total profit: $15,243
• Equity at exit: $7,440

10-year hold

• IRR: 34.0%
• Equity multiple: 4.11×
• Total profit: $43,420
• Equity at exit: $4,314

Cash invested: $13,972 (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 62567

• Home prices YoY: -12.7%
• Active inventory: 4
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $366

Break-even live

Break-even rent $487

Max offer price $49,900

Occupancy floor 57%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 N Elm St Stonington, IL	2.0	1.0	900	$950	$1.06	43d	1	0.19mi

Listing history 29 events

1. 2026-06-18
   days on market $49,900 Active 192 DOM
2. 2026-06-17
   days on market $49,900 Active 191 DOM
3. 2026-06-16
   days on market $49,900 Active 190 DOM
4. 2026-06-15
   days on market $49,900 Active 189 DOM
5. 2026-06-13
   days on market $49,900 Active 187 DOM
6. 2026-06-12
   pricedays on market $49,900 Active 186 DOM
7. 2026-06-09
   days on market $54,000 Active 183 DOM
8. 2026-06-08
   days on market $54,000 Active 182 DOM
9. 2026-06-07
   days on market $54,000 Active 181 DOM
10. 2026-06-07
    days on market $54,000 Active 180 DOM
11. 2026-06-04
    days on market $54,000 Active 177 DOM
12. 2026-06-02
    days on market $54,000 Active 176 DOM
13. 2026-06-01
    days on market $54,000 Active 175 DOM
14. 2026-05-31
    days on market $54,000 Active 174 DOM
15. 2026-05-31
    days on market $54,000 Active 173 DOM
16. 2026-05-11
    price $54,000 1077-char remark

    Show marketing remark (1077 chars)

    Discover the potential in this 3 bedroom, 1 bath home situated on a spacious corner lot in the heart of small-town rural living. Located just 29 miles from the Illinois State Capitol in Springfield, you’ll enjoy peaceful surroundings with easy commutes to local businesses, restaurants, and community amenities. Step inside to find a functional main level layout featuring a generous eat-in kitchen, living room, bonus front room, utility room, and the primary bedroom-offering convenient main-floor living. Upstairs, two additional bedrooms provide extra space for family, guests, or a home office. Outside, the oversized 3-car garage gives you plenty of room for parking, hobbies, or storage - a great fit for those who need extra space. If you love bringing older homes back to life, this one is ready for your renovation dreams. With the right vision, this property can become your ideal forever home or a fantastic investment opportunity. Buyer/Buyers agent to verify all information for accuracy before submitting offer. MLS information pulled form numerous sites.

17. 2026-04-09
    price $58,000 1077-char remark

    Show marketing remark (1077 chars)

    Discover the potential in this 3 bedroom, 1 bath home situated on a spacious corner lot in the heart of small-town rural living. Located just 29 miles from the Illinois State Capitol in Springfield, you’ll enjoy peaceful surroundings with easy commutes to local businesses, restaurants, and community amenities. Step inside to find a functional main level layout featuring a generous eat-in kitchen, living room, bonus front room, utility room, and the primary bedroom-offering convenient main-floor living. Upstairs, two additional bedrooms provide extra space for family, guests, or a home office. Outside, the oversized 3-car garage gives you plenty of room for parking, hobbies, or storage - a great fit for those who need extra space. If you love bringing older homes back to life, this one is ready for your renovation dreams. With the right vision, this property can become your ideal forever home or a fantastic investment opportunity. Buyer/Buyers agent to verify all information for accuracy before submitting offer. MLS information pulled form numerous sites.

18. 2026-03-09
    price $64,900 1077-char remark

    Show marketing remark (1077 chars)

    Discover the potential in this 3 bedroom, 1 bath home situated on a spacious corner lot in the heart of small-town rural living. Located just 29 miles from the Illinois State Capitol in Springfield, you’ll enjoy peaceful surroundings with easy commutes to local businesses, restaurants, and community amenities. Step inside to find a functional main level layout featuring a generous eat-in kitchen, living room, bonus front room, utility room, and the primary bedroom-offering convenient main-floor living. Upstairs, two additional bedrooms provide extra space for family, guests, or a home office. Outside, the oversized 3-car garage gives you plenty of room for parking, hobbies, or storage - a great fit for those who need extra space. If you love bringing older homes back to life, this one is ready for your renovation dreams. With the right vision, this property can become your ideal forever home or a fantastic investment opportunity. Buyer/Buyers agent to verify all information for accuracy before submitting offer. MLS information pulled form numerous sites.

19. 2026-02-09
    price $68,000 1077-char remark

    Show marketing remark (1077 chars)

    Discover the potential in this 3 bedroom, 1 bath home situated on a spacious corner lot in the heart of small-town rural living. Located just 29 miles from the Illinois State Capitol in Springfield, you’ll enjoy peaceful surroundings with easy commutes to local businesses, restaurants, and community amenities. Step inside to find a functional main level layout featuring a generous eat-in kitchen, living room, bonus front room, utility room, and the primary bedroom-offering convenient main-floor living. Upstairs, two additional bedrooms provide extra space for family, guests, or a home office. Outside, the oversized 3-car garage gives you plenty of room for parking, hobbies, or storage - a great fit for those who need extra space. If you love bringing older homes back to life, this one is ready for your renovation dreams. With the right vision, this property can become your ideal forever home or a fantastic investment opportunity. Buyer/Buyers agent to verify all information for accuracy before submitting offer. MLS information pulled form numerous sites.

20. 2026-01-08
    price $72,000 1077-char remark

    Show marketing remark (1077 chars)

    Discover the potential in this 3 bedroom, 1 bath home situated on a spacious corner lot in the heart of small-town rural living. Located just 29 miles from the Illinois State Capitol in Springfield, you’ll enjoy peaceful surroundings with easy commutes to local businesses, restaurants, and community amenities. Step inside to find a functional main level layout featuring a generous eat-in kitchen, living room, bonus front room, utility room, and the primary bedroom-offering convenient main-floor living. Upstairs, two additional bedrooms provide extra space for family, guests, or a home office. Outside, the oversized 3-car garage gives you plenty of room for parking, hobbies, or storage - a great fit for those who need extra space. If you love bringing older homes back to life, this one is ready for your renovation dreams. With the right vision, this property can become your ideal forever home or a fantastic investment opportunity. Buyer/Buyers agent to verify all information for accuracy before submitting offer. MLS information pulled form numerous sites.

21. 2025-12-08
    listed $74,900 Active 1077-char remark

    Show marketing remark (1077 chars)

    Discover the potential in this 3 bedroom, 1 bath home situated on a spacious corner lot in the heart of small-town rural living. Located just 29 miles from the Illinois State Capitol in Springfield, you’ll enjoy peaceful surroundings with easy commutes to local businesses, restaurants, and community amenities. Step inside to find a functional main level layout featuring a generous eat-in kitchen, living room, bonus front room, utility room, and the primary bedroom-offering convenient main-floor living. Upstairs, two additional bedrooms provide extra space for family, guests, or a home office. Outside, the oversized 3-car garage gives you plenty of room for parking, hobbies, or storage - a great fit for those who need extra space. If you love bringing older homes back to life, this one is ready for your renovation dreams. With the right vision, this property can become your ideal forever home or a fantastic investment opportunity. Buyer/Buyers agent to verify all information for accuracy before submitting offer. MLS information pulled form numerous sites.

22. 2022-04-29
    soldstatus $60,000 Closed 201-char remark

    Show marketing remark (201 chars)

    Good solid home features 4 bedrooms, lots of storage and much more! Interior has beautiful open stairway. Great location and large corner lot. Comfortable home for the money. Call or text Steve Craggs.

23. 2022-04-29
    soldstatus $60,000

    Show marketing remark (201 chars)

    Good solid home features 4 bedrooms, lots of storage and much more! Interior has beautiful open stairway. Great location and large corner lot. Comfortable home for the money. Call or text Steve Craggs.

24. 2022-03-02
    historical 201-char remark

    Show marketing remark (201 chars)

    Good solid home features 4 bedrooms, lots of storage and much more! Interior has beautiful open stairway. Great location and large corner lot. Comfortable home for the money. Call or text Steve Craggs.

25. 2022-03-01
    listed $60,000 201-char remark

    Show marketing remark (201 chars)

    Good solid home features 4 bedrooms, lots of storage and much more! Interior has beautiful open stairway. Great location and large corner lot. Comfortable home for the money. Call or text Steve Craggs.

26. 2008-02-04
    soldstatus $86,900
27. 2008-01-30
    soldstatus $86,900
28. 2007-07-30
    listed $86,900
29. 1992-09-01
    soldstatus $17,707

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,228 · $102/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 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$2,795
• − Property taxes: −$1,228
• − Insurance: −$250
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,452
• Taxable income: $3,851
• Est. tax owed @ 24.0%: −$924
• After-tax cash flow: $3,464/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 — Stonington

• Score: 61/100
• State rank: #926
• US rank: #17979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stonington, IL
• Population (ZIP): 861

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 4% Iranian 3% Slovak 3%
• Foreign-born: 1% · Canada, Jamaica, China
• Languages at home: 97% English-only · Spanish 2% Chinese 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: ▼ -22.89%
• Current HPI: 157.7684
• 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

+205.0% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $54,000 MARIS as Distributed by MLS Grid
• 2026-04-09 Price Changed $58,000 MARIS as Distributed by MLS Grid
• 2026-03-09 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2026-02-09 Price Changed $68,000 MARIS as Distributed by MLS Grid
• 2026-01-08 Price Changed $72,000 MARIS as Distributed by MLS Grid
• 2025-12-08 Listed $74,900 MARIS as Distributed by MLS Grid
• 2022-04-29 Sold (Public Records) $60,000 Public Records
• 2022-04-29 Sold (MLS) $60,000 RMLSA as Distributed by MLS Grid
• 2022-03-02 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-03-01 Listed $60,000 RMLSA as Distributed by MLS Grid
• 2008-02-04 Sold (Public Records) $86,900 Public Records
• 2008-01-30 Sold (MLS) $86,900 RMLSA as Distributed by MLS Grid
• 2007-07-30 Listed $86,900 RMLSA as Distributed by MLS Grid
• 1992-09-01 Sold (Public Records) $17,707 Public Records

Property tax history

-4.9%/yr

Latest (2024): $1,228 · +4.5% YoY. Source: county tax records.