411 S Dean St · Royalton, IL 62983

$66,250

5 bd · 2.0 ba · 2,800 sqft · SingleFamily · 39 Days on market

Built 1920 0.82 ac lot ↓ 26% 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 +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Very large 5 bedroom, 2 bath home situated on 4 city lots. This historical home has so much space, abundance of storage, charming original wood throughout, two level decking with ramp, concrete driveway and drive thru basement. This super spacious home could also be used as a bed & breakfast, it has the rooms, location and charm! 0

Key facts

• 0.82 acre lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $64k (3.0% 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 $828 of equity ($458 loan paydown + $370 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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: built in 1920 — 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 $64,262 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.00% ✓
• Cap rate: 16.33%
• Cash-on-cash: 35.84%
• DSCR: 2.59
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 37.6%
• Equity multiple: 2.90×
• Total profit: $35,155
• Equity at exit: $21,110

10-year hold

• IRR: 40.2%
• Equity multiple: 5.69×
• Total profit: $86,957
• Equity at exit: $26,922

Cash invested: $18,550 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$347
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $554

Break-even live

Break-even rent $627

Max offer price $66,250

Occupancy floor 53%

Sensitivity live

Price	-10% $592	-5% $573	+0% $554	+5% $535	+10% $517
Rent	-10% $449	-5% $502	+0% $554	+5% $607	+10% $659
Rate	-1.0pp $587	-0.5pp $571	base $554	+0.5pp $537	+1.0pp $519

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: $16,562
• Closing costs: $1,988
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-24
   status Pending
2. 2026-03-26
   historical Contingent - Continue to Show
3. 2026-03-15
   listed $66,250 Active
4. 2019-07-19
   soldstatus $97,000 337-char remark

   Show marketing remark (337 chars)

   Very large 5 bedroom, 2 bath home situated on 4 city lots. This historical home has so much space, abundance of storage, charming original wood throughout, two level decking with ramp, concrete driveway and drive thru basement. This super spacious home could also be used as a bed & breakfast, it has the rooms, location and charm! 0

5. 2019-07-19
   soldstatus $97,000 337-char remark

   Show marketing remark (337 chars)

   Very large 5 bedroom, 2 bath home situated on 4 city lots. This historical home has so much space, abundance of storage, charming original wood throughout, two level decking with ramp, concrete driveway and drive thru basement. This super spacious home could also be used as a bed & breakfast, it has the rooms, location and charm! 0

6. 2019-05-13
   listed $99,000 337-char remark

   Show marketing remark (337 chars)

   Very large 5 bedroom, 2 bath home situated on 4 city lots. This historical home has so much space, abundance of storage, charming original wood throughout, two level decking with ramp, concrete driveway and drive thru basement. This super spacious home could also be used as a bed & breakfast, it has the rooms, location and charm! 0

7. 2019-05-13
   listed $99,000 337-char remark

   Show marketing remark (337 chars)

   Very large 5 bedroom, 2 bath home situated on 4 city lots. This historical home has so much space, abundance of storage, charming original wood throughout, two level decking with ramp, concrete driveway and drive thru basement. This super spacious home could also be used as a bed & breakfast, it has the rooms, location and charm! 0

8. 2007-05-07
   soldstatus $87,500 404-char remark

   Show marketing remark (404 chars)

   So much house for the money! If you need SPACE, office, storage, bedroom, or just living, this is the home for you! It has 5 possible 6 bedrooms, 2 full size baths, charming antique wood througout, drive thru basement, concrete drive, two level decking with ramp, plus sits on 4 lots. This house has too much to list for the price. Range, Refrigerator, dishwasher, washer, dryer, ceiling fans, attic fan.

9. 2007-05-07
   soldstatus $87,500 404-char remark

   Show marketing remark (404 chars)

   So much house for the money! If you need SPACE, office, storage, bedroom, or just living, this is the home for you! It has 5 possible 6 bedrooms, 2 full size baths, charming antique wood througout, drive thru basement, concrete drive, two level decking with ramp, plus sits on 4 lots. This house has too much to list for the price. Range, Refrigerator, dishwasher, washer, dryer, ceiling fans, attic fan.

10. 2006-10-18
    listed $89,000 404-char remark

    Show marketing remark (404 chars)

    So much house for the money! If you need SPACE, office, storage, bedroom, or just living, this is the home for you! It has 5 possible 6 bedrooms, 2 full size baths, charming antique wood througout, drive thru basement, concrete drive, two level decking with ramp, plus sits on 4 lots. This house has too much to list for the price. Range, Refrigerator, dishwasher, washer, dryer, ceiling fans, attic fan.

11. 2006-10-18
    listed $89,000 404-char remark

    Show marketing remark (404 chars)

    So much house for the money! If you need SPACE, office, storage, bedroom, or just living, this is the home for you! It has 5 possible 6 bedrooms, 2 full size baths, charming antique wood througout, drive thru basement, concrete drive, two level decking with ramp, plus sits on 4 lots. This house has too much to list for the price. Range, Refrigerator, dishwasher, washer, dryer, ceiling fans, attic fan.

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,473 · $123/mo
• Expected delta: +$31/yr (+$3/mo · 2.2%)

ⓘ 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: $15,938
• − Mortgage interest: −$3,711
• − Property taxes: −$1,442
• − Insurance: −$331
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$1,927
• Taxable income: $5,977
• Est. tax owed @ 24.0%: −$1,434
• After-tax cash flow: $5,215/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

-25.6% since first listed

11 events — show timeline

• 2026-04-24 Pending — MRED as Distributed by MLS Grid
• 2026-03-26 Contingent — MRED as Distributed by MLS Grid
• 2026-03-15 Listed $66,250 MRED as Distributed by MLS Grid
• 2019-07-19 Sold (MLS) $97,000 MRED as Distributed by MLS Grid
• 2019-07-19 Sold (MLS) $97,000 RMLSA as Distributed by MLS Grid
• 2019-05-13 Listed $99,000 MRED as Distributed by MLS Grid
• 2019-05-13 Listed $99,000 RMLSA as Distributed by MLS Grid
• 2007-05-07 Sold (MLS) $87,500 RMLSA as Distributed by MLS Grid
• 2007-05-07 Sold (MLS) $87,500 MRED as Distributed by MLS Grid
• 2006-10-18 Listed $89,000 RMLSA as Distributed by MLS Grid
• 2006-10-18 Listed $89,000 MRED as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $1,442 · +5.7% YoY. Source: county tax records.