301 S Sims St · Royalton, IL 62983

$61,000

2 bd · 1.0 ba · 1,409 sqft · SingleFamily · 101 Days on market

Built 1974 8,460 sqft lot $43/sqft · 25% below area Est $81k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Motivated Seller! This home could easily be converted to a 3 or 4-bedroom home. Nice corner lot. Come take a look.

Key facts

• 8,460 sq ft lot
• 2 parking spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $61k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $61k).
• Recommended offer: $56k (9.0% 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 $763 of equity ($422 loan paydown + $341 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $55,510 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 1.78% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.31%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (median comp): $81,239
• List price: $61,000
• Delta: -24.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 S Pecan St	0.16mi	2/1.0	1,230 (-13%)	5mo	$39,900	$32	67
302 N Main St	0.49mi	2/1.0	1,290 (-8%)	2mo	$126,000	$98	61
406 S Meadow St	0.15mi	3/1.0 (+1)	1,230 (-13%)	15mo	$75,000	$61	54
406 S Meadow St	0.15mi	3/1.0 (+1)	1,230 (-13%)	15mo	$75,000	$61	54

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: 31.9%
• Equity multiple: 2.60×
• Total profit: $27,337
• Equity at exit: $19,437

10-year hold

• IRR: 34.8%
• Equity multiple: 5.05×
• Total profit: $69,149
• Equity at exit: $24,789

Cash invested: $17,080 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$320
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $431

Break-even live

Break-even rent $540

Max offer price $61,000

Occupancy floor 55%

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $61,000 Active 101 DOM
2. 2026-06-18
   days on market $61,000 Active 100 DOM
3. 2026-06-17
   days on market $61,000 Active 99 DOM
4. 2026-06-16
   days on market $61,000 Active 98 DOM
5. 2026-06-15
   days on market $61,000 Active 97 DOM
6. 2026-06-14
   days on market $61,000 Active 95 DOM
7. 2026-06-13
   days on market $61,000 Active 94 DOM
8. 2026-06-10
   days on market $61,000 Active 92 DOM
9. 2026-06-09
   days on market $61,000 Active 91 DOM
10. 2026-06-08
    days on market $61,000 Active 90 DOM
11. 2026-06-07
    days on market $61,000 Active 89 DOM
12. 2026-06-02
    days on market $61,000 Active 84 DOM
13. 2026-06-01
    days on market $61,000 Active 83 DOM
14. 2026-05-31
    days on market $61,000 Active 82 DOM
15. 2026-05-30
    days on market $61,000 Active 81 DOM
16. 2026-04-30
    price $61,000 117-char remark

    Show marketing remark (117 chars)

    Motivated Seller! This home could easily be converted to a 3 or 4-bedroom home. Nice corner lot. Come take a look.

17. 2026-03-09
    listed $65,000 Active 117-char remark

    Show marketing remark (117 chars)

    Motivated Seller! This home could easily be converted to a 3 or 4-bedroom home. Nice corner lot. Come take a look.

18. 2021-08-06
    historical
19. 2020-07-09
    soldstatus
20. 2020-03-31
    historical
21. 2014-06-17
    soldstatus $44,000
22. 2014-06-17
    soldstatus $44,000
23. 2014-04-04
    listed $49,800
24. 2014-04-04
    listed $49,800

ⓘ 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: $976 · $81/mo
• Projected year-2 tax: $1,180 · $98/mo
• Expected delta: +$205/yr (+$17/mo · 21.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $13,034
• − Mortgage interest: −$3,417
• − Property taxes: −$976
• − Insurance: −$305
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$1,775
• Taxable income: $4,477
• Est. tax owed @ 24.0%: −$1,074
• After-tax cash flow: $4,103/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

+22.5% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $61,000 MRED as Distributed by MLS Grid
• 2026-03-09 Listed $65,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-07-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-03-31 Listing Removed — MRED as Distributed by MLS Grid
• 2014-06-17 Sold (MLS) $44,000 MRED as Distributed by MLS Grid
• 2014-06-17 Sold (MLS) $44,000 RMLSA as Distributed by MLS Grid
• 2014-04-04 Listed $49,800 MRED as Distributed by MLS Grid
• 2014-04-04 Listed $49,800 RMLSA as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2024): $976 · +7.0% YoY. Source: county tax records.