206 S 1st St · Pinckneyville, IL 62274

$39,500

3 bd · 1.0 ba · 1,600 sqft · SingleFamily · 27 Days on market

Built 1976 0.30 ac lot

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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 +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.3 acre lot
• Parking
• Built 1976

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: 1 parking space
• Utilities: Public water service; Public sewer service
• Home design: Detached single-family home; One-story; Fee simple ownership; Built approximately 41–50 years ago; Estimated living area
• Construction: Aluminum siding; Built before 1978
• Exterior features: Lot dimensions approximately 100 x 130; Lot size between 0.25 and 0.49 acre; Public water; Public sewer

Interior

• Kitchen: Kitchen on main level (12 x 12)
• Bedrooms: 3 bedrooms (all on main level); Bedroom dimensions include 10 x 12 and 12 x 12; master bedroom 12 x 11
• Flooring: Hardwood flooring in living room
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: 6 total rooms; Unfinished full basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#772 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Pinckneyville Chsd 101 (town): math 25% / reading 30% proficiency, ranked #557 of 919 in IL (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pinckneyville Comm High School (math 17% / reading 17%, grade F, #430 of 693 statewide, top 66%, 429 students, 0% FRL).
• Market conditions: 33 active listings in the ZIP; 20 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $273 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Perry County population projected at -19% 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 4.4% of price.
• 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 $38,907 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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: 2.87% ✓
• Cap rate: 22.34%
• Cash-on-cash: 57.32%
• DSCR: 3.55
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $118,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 S 1st St	0.00mi	3/1.0	1,600 (0%)	1mo	$25,000	$16	100
209 S Main St	0.15mi	3/2.0	1,518 (-5%)	6mo	$65,800	$43	76
3 S Beaucoup St	0.13mi	2/1.0 (-1)	1,476 (-8%)	6mo	$110,000	$75	71
306 W Kaskaskia St	0.36mi	2/1.0 (-1)	1,601 (+0%)	9mo	$65,000	$41	71
109 Panther Dr	0.19mi	3/2.0	1,498 (-6%)	10mo	$165,000	$110	68
109 S Beaucoup St St	0.07mi	3/2.5	1,386 (-13%)	4mo	$174,500	$126	65
108 S Beaucoup St	0.12mi	3/1.5	1,746 (+9%)	21mo	$115,000	$66	60
111 Panther Dr	0.19mi	3/1.5	1,822 (+14%)	9mo	$180,000	$99	59
502 W Randolph St	0.46mi	3/1.0	1,487 (-7%)	11mo	$4,000	$3	57
307 W Kaskaskia St	0.36mi	2/1.5 (-1)	1,377 (-14%)	10mo	$102,000	$74	45
507 S Mill St	0.45mi	3/2.0	1,370 (-14%)	17mo	$129,900	$95	37
715 Penina St	0.60mi	3/1.0	1,801 (+13%)	24mo	$79,900	$44	31

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: 55.9%
• Equity multiple: 3.47×
• Total profit: $27,323
• Equity at exit: $5,890

10-year hold

• IRR: 60.9%
• Equity multiple: 7.10×
• Total profit: $67,427
• Equity at exit: $3,415

Cash invested: $11,060 (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 62274

• Home prices YoY: -30.7%
• Active inventory: 33
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$145 /mo · $1,734/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $528

Break-even live

Break-even rent $466

Max offer price $39,500

Occupancy floor 48%

Sensitivity live

Price	-10% $551	-5% $539	+0% $528	+5% $517	+10% $506
Rent	-10% $439	-5% $483	+0% $528	+5% $573	+10% $618
Rate	-1.0pp $548	-0.5pp $538	base $528	+0.5pp $518	+1.0pp $508

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-03
   status Pending
2. 2026-04-13
   status Active
3. 2026-03-28
   status Pending
4. 2026-03-20
   listed $39,500 Active
5. 2021-10-25
   historical
6. 2021-10-24
   historical

ⓘ 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: $1,734 · $145/mo
• Projected year-2 tax: $1,734 · $145/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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,617
• − Mortgage interest: −$2,213
• − Property taxes: −$1,734
• − Insurance: −$198
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$1,149
• Taxable income: $6,145
• Est. tax owed @ 24.0%: −$1,475
• After-tax cash flow: $4,865/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: Pinckneyville Chsd 101
• NCES district ID: 1731620
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $43,433
• Composite: 26.43/100
• National rank: #12648
• State rank: #557 of 919 in IL

Livability — Pinckneyville

• Score: 63/100
• State rank: #772
• US rank: #15454

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: Pinckneyville, IL
• Population (ZIP): 8,147

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,868 people
• By 2030: 19,131 · -3.7%
• By 2040: 17,720 · -10.8%
• By 2050: 16,057 · -19.2%
• By 2075: 11,979 · -39.7%
• By 2100: 8,434 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+52.0) · D 23.2% · R 75.2% · Other 1.6%
• 2008→2024 swing: -48.1pp toward R · 2008: -3.9pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.7 2016: R+45.1 2012: R+17.7 2008: R+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.13%
• Current HPI: 140.388
• 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

6 events — show timeline

• 2026-05-03 Pending — MRED as Distributed by MLS Grid
• 2026-04-13 Relisted — MRED as Distributed by MLS Grid
• 2026-03-28 Pending — MRED as Distributed by MLS Grid
• 2026-03-20 Listed $39,500 MRED as Distributed by MLS Grid
• 2021-10-25 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-10-24 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2024): $1,734 · +2.4% YoY. Source: county tax records.