205 E Washington St · Edinburg, IL 62531

$98,900

2 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 2 Days on market

Built 1900 0.30 ac lot Est $130k · 24% under

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Why this score? — see what drove the C 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.7/10.0

Listing remarks MLS

Looking to downsize? Or a first starter home? This home might be for you! It offers 2 bedrooms and 1 full bath with ceramic tile. BIG living room! Main floor laundry room! Detached 2 car garage 25 X 25. All for $60,000!

Key facts

• Original hardwood
• Covered porches
• New pex plumbing

Tags

• COVERED PORCHES
• UPDATED LAUNDRY ROOM
• ORIGINAL HARDWOOD
• NEW PEX PLUMBING
• NEW AIR CONDITIONER
• NEW WATER HEATER

Property features AI

Exterior

• Parking: Detached 2-car garage; Alley access; Gravel driveway/parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1900
• Construction: Shingle roof; Original construction (not new)
• Exterior features: Level lot; Roof: shingle

Interior

• Kitchen: Kitchen on main level (approx. 12.6 x 11.5)
• Bedrooms: 2 bedrooms (both on the main level; approx. 13.5 x 13.2 and 11.6 x 11.7); Egress windows in bedrooms
• Flooring: Hardwood flooring in main bedrooms and living room; Laminate flooring in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air electric heat; Central air conditioning
• Interior features: Cellar, partial crawl space basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 67/100 on livability (#501 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.
• Edinburg CUSD 4 (rural): math 10% / reading 10% proficiency, ranked #810 of 919 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 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 $684 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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.
• Current owner paid $63k; list at $99k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $130,192
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 S Curtis St	0.24mi	2/1.5	1,156 (-8%)	1mo	$135,000	$117	72
219 N Cook St	0.46mi	3/2.0 (+1)	1,264 (0%)	9mo	$170,000	$134	66
206 E Lincoln St	0.05mi	3/2.0 (+1)	1,370 (+8%)	20mo	$118,000	$86	62
421 E Washington St	0.33mi	3/1.0 (+1)	1,185 (-6%)	6mo	$73,150	$62	60
417 E Washington St	0.30mi	3/2.0 (+1)	1,400 (+11%)	6mo	$28,500	$20	58
304 S Curtis St	0.28mi	3/1.0 (+1)	1,350 (+7%)	11mo	$156,300	$116	57
318 S Curtis St	0.32mi	3/1.0 (+1)	1,204 (-5%)	14mo	$126,500	$105	57
400 N Grant St	0.38mi	3/1.0 (+1)	1,285 (+2%)	21mo	$132,500	$103	53
109 N Decamp St	0.20mi	3/1.0 (+1)	1,400 (+11%)	17mo	$43,450	$31	50
419 W Lincoln St	0.50mi	3/1.0 (+1)	1,104 (-13%)	7mo	$150,000	$136	41
406 W Lincoln St	0.43mi	3/1.0 (+1)	1,392 (+10%)	20mo	$57,750	$41	37

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-6,798
• Equity at exit: $14,746

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $6,011
• Equity at exit: $8,551

Cash invested: $27,692 (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 62531

• Home prices YoY: -4.2%
• Active inventory: 8
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $145

Break-even live

Break-even rent $868

Max offer price $98,900

Occupancy floor 81%

Sensitivity live

Price	-10% $201	-5% $173	+0% $145	+5% $117	+10% $89
Rent	-10% $62	-5% $103	+0% $145	+5% $186	+10% $228
Rate	-1.0pp $194	-0.5pp $170	base $145	+0.5pp $119	+1.0pp $93

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-07
   status $98,900 Pending 2 DOM
2. 2026-06-05
   days on market $98,900 Active 2 DOM
3. 2026-06-04
   remarks 699-char remark
4. 2026-06-04
   listed $98,900 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: $1,513 · $126/mo
• Projected year-2 tax: $1,879 · $157/mo
• Expected delta: +$366/yr (+$30/mo · 24.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,616
• − Mortgage interest: −$5,540
• − Property taxes: −$1,513
• − Insurance: −$494
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,877
• Taxable income: $173
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $1,694/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: Edinburg CUSD 4
• NCES district ID: 1713410
• Math proficiency: 10% ▲ 4.00%
• Reading proficiency: 10% ▼ -5.00%
• Median HH income: $59,902
• Composite: 14.22/100
• National rank: #14437
• State rank: #810 of 919 in IL

Livability — Edinburg

• Score: 67/100
• State rank: #501
• US rank: #10333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edinburg, IL
• Population (ZIP): 1,799

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% Hispanic / Latino 2% Black 2% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 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: ▼ -8.57%
• Current HPI: 193.7751
• 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

+113.4% since first listed

12 events — show timeline

• 2026-06-03 Listed $98,900 RMLSA as Distributed by MLS Grid
• 2021-09-23 Sold (Public Records) $63,000 Public Records
• 2021-09-22 Sold (MLS) $63,000 RMLSA as Distributed by MLS Grid
• 2021-07-27 Listed $60,000 RMLSA as Distributed by MLS Grid
• 2011-05-13 Sold (MLS) $33,000 RMLSA as Distributed by MLS Grid
• 2011-02-10 Listed $45,900 RMLSA as Distributed by MLS Grid
• 2008-10-02 Sold (Public Records) $71,900 Public Records
• 2008-09-30 Sold (MLS) $71,900 RMLSA as Distributed by MLS Grid
• 2008-07-21 Listed $69,900 RMLSA as Distributed by MLS Grid
• 2007-05-25 Sold (Public Records) $46,350 Public Records
• 2007-05-22 Sold (MLS) $46,350 RMLSA as Distributed by MLS Grid
• 2007-03-31 Listed $46,350 RMLSA as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2024): $1,513 · +2.9% YoY. Source: county tax records.