307 N Lincoln St · Royalton, IL 62983

$69,000

3 bd · 2.0 ba · 1,066 sqft · SingleFamily · 18 Days on market

Built 2002 0.64 ac lot Est $71k · at est.

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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 +9.0/15.0
• Appreciation +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

This 3 bedroom 2 bathroom manufactured home sits on over a half acre of land, on a corner lot. The whole house generator will keep everything functioning during power outages. There's a large storage building also. The HVAC is approximately 7 years. Generator and refrigerator are recently updated. If you need affordable housing, this may be just what you are looking for!

Key facts

• Corner lot
• 0.64 acre lot
• 2 parking spots

Tags

• CORNER LOT
• WHOLE HOUSE GENERATOR
• LARGE STORAGE BUILDING
• RECENTLY UPDATED HVAC
• RECENTLY UPDATED GENERATOR
• RECENTLY UPDATED REFRIGERATOR

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fees required

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Approximately 21–25 years old; Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Deck; Corner lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom (main level) with full bath; Two additional main-level bedrooms
• Flooring: Carpet in living areas and bedrooms; Vinyl flooring in kitchen and laundry
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Five total rooms; School bus service available
• Laundry & utility: Main-level laundry room (5 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#836 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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: 10 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 $863 of equity ($477 loan paydown + $386 appreciation (0.6% 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 (0.6% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $67,965 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.50% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.62%
• DSCR: 2.01
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $71,422
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 N Lincoln St	0.10mi	3/2.0	1,088 (+2%)	12mo	$55,900	$51	82
211 S Dean St	0.47mi	3/2.0	1,020 (-4%)	5mo	$65,000	$64	66
113 S Dean St	0.43mi	2/1.0 (-1)	1,056 (-1%)	9mo	$79,000	$75	62
113 S Dean St	0.43mi	2/1.0 (-1)	1,056 (-1%)	9mo	$79,000	$75	62
313 S Royal St	0.47mi	2/1.0 (-1)	1,100 (+3%)	3mo	$13,700	$12	61
405 N Main St	0.36mi	2/1.5 (-1)	1,000 (-6%)	10mo	$30,000	$30	58
405 N Main St	0.36mi	2/1.5 (-1)	1,000 (-6%)	10mo	$30,000	$30	58
205 S Mannering St	0.32mi	2/1.0 (-1)	933 (-12%)	1mo	$70,000	$75	55
308 S Meadow St	0.64mi	3/1.0	1,186 (+11%)	20mo	$79,500	$67	30
308 S Meadow St	0.64mi	3/1.0	1,186 (+11%)	20mo	$79,500	$67	30
402 S Meadow St	0.68mi	2/1.0 (-1)	933 (-12%)	11mo	$76,900	$82	29
402 S Meadow St	0.68mi	2/1.0 (-1)	933 (-12%)	11mo	$76,900	$82	29

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

Projected returns pro-forma

0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.19×
• Total profit: $23,014
• Equity at exit: $21,986

10-year hold

• IRR: 27.2%
• Equity multiple: 4.16×
• Total profit: $61,085
• Equity at exit: $28,040

Cash invested: $19,320 (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 62983

• Home prices YoY: 0.9%
• Active inventory: 10
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $364

Break-even live

Break-even rent $571

Max offer price $69,000

Occupancy floor 60%

Sensitivity live

Price	-10% $403	-5% $384	+0% $364	+5% $345	+10% $325
Rent	-10% $283	-5% $323	+0% $364	+5% $405	+10% $446
Rate	-1.0pp $399	-0.5pp $382	base $364	+0.5pp $346	+1.0pp $328

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $69,000 Active 18 DOM
2. 2026-06-18
   remarks 373-char remark
3. 2026-06-18
   status $69,000 Active 17 DOM
4. 2026-06-18
   days on market $69,000 Contingent - Continue to Show 17 DOM
5. 2026-06-17
   days on market $69,000 Contingent - Continue to Show 16 DOM
6. 2026-06-16
   days on market $69,000 Contingent - Continue to Show 15 DOM
7. 2026-06-15
   days on market $69,000 Contingent - Continue to Show 14 DOM
8. 2026-06-14
   days on market $69,000 Contingent - Continue to Show 12 DOM
9. 2026-06-13
   statusdays on market $69,000 Contingent - Continue to Show 11 DOM
10. 2026-06-10
    days on market $69,000 Active 9 DOM
11. 2026-06-09
    days on market $69,000 Active 8 DOM
12. 2026-06-08
    days on market $69,000 Active 7 DOM
13. 2026-06-07
    days on market $69,000 Active 6 DOM
14. 2026-06-02
    remarks 349-char remark
15. 2026-06-02
    listed $69,000 Active 1 DOM

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $1,144 · $95/mo
• Expected delta: +$422/yr (+$35/mo · 58.5%)

ⓘ 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 3% 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: $12,379
• − Mortgage interest: −$3,865
• − Property taxes: −$722
• − Insurance: −$345
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,007
• Taxable income: $3,460
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $3,541/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 — Royalton

• Score: 62/100
• State rank: #836
• US rank: #16478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royalton, IL
• Population (ZIP): 1,623

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Slovak 5% Romanian 4%
• 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: ▲ 0.56%
• Current HPI: 62.854
• 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 event — show timeline

• 2026-06-01 Listed $69,000 MRED as Distributed by MLS Grid

Property tax history

+19.9%/yr

Latest (2024): $722 · +783.7% YoY. Source: county tax records.