102 Center St · Augusta, IL 62311

$74,000

4 bd · 1.5 ba · 2,112 sqft · SingleFamily · 260 Days on market

Built 1888 0.41 ac lot $35/sqft · 50% below area

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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 +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Such a unique property with so many possibilities!!! This home offers 14 rooms on the main level with an unfinished attic. The main level consists of a living room with heated floor, a parlor, an office/den, a dining room, 2 kitchens, a formal dining room, a full bathroom, closet area with stool, storage room, and 4 bedrooms. There are beautiful, original hardwood floors in many of the rooms, along with some cedar lined closets, built-in cabinets and hutches, and a lot of original woodwork throughout. There is a very inviting open front porch across the whole front of the house. You'll find an attached 24' x 26' garage at the rear of the home. Currently, the owner has electric baseboard heat with a supplemental pellet stove heat. There is also a full, unfinished basement and the property sets on a nice sized lot that is . 41 of an acre. This property will be selling in "AS IS" condition.

Key facts

• Heated floor
• Cedar lined closets
• Built-in cabinets

Tags

• HEATED FLOOR
• ORIGINAL HARDWOOD FLOORS
• CEDAR LINED CLOSETS
• BUILT-IN CABINETS
• OPEN FRONT PORCH
• FULL UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,037 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• Southeastern CUSD 337 (rural): math 20% / reading 26% proficiency, ranked #375 of 620 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($512 loan paydown + $2k appreciation (3.0% local appreciation)).
• Hancock County population projected at -30% 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 $10k; list at $74k implies a 605% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1888 — 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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.32%
• DSCR: 2.26
• GRM: 4.8

CMA / ARV

• ARV (median comp): $148,560
• List price: $74,000
• Delta: -50.19%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.3%
• Equity multiple: 2.93×
• Total profit: $40,088
• Equity at exit: $33,274

10-year hold

• IRR: 34.5%
• Equity multiple: 5.78×
• Total profit: $99,120
• Equity at exit: $51,279

Cash invested: $20,720 (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 62311

• Active inventory: 3
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $489

Break-even live

Break-even rent $672

Max offer price $74,000

Occupancy floor 57%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $74,000 Active 260 DOM
2. 2026-06-17
   days on market $74,000 Active 259 DOM
3. 2026-06-16
   days on market $74,000 Active 258 DOM
4. 2026-06-15
   days on market $74,000 Active 257 DOM
5. 2026-06-13
   days on market $74,000 Active 255 DOM
6. 2026-06-12
   days on market $74,000 Active 254 DOM
7. 2026-06-09
   days on market $74,000 Active 251 DOM
8. 2026-06-08
   days on market $74,000 Active 250 DOM
9. 2026-06-07
   days on market $74,000 Active 249 DOM
10. 2026-06-05
    days on market $74,000 Active 247 DOM
11. 2026-06-04
    days on market $74,000 Active 245 DOM
12. 2026-06-02
    days on market $74,000 Active 244 DOM
13. 2026-06-01
    days on market $74,000 Active 243 DOM
14. 2026-05-31
    days on market $74,000 Active 242 DOM
15. 2026-05-31
    days on market $74,000 Active 241 DOM
16. 2025-10-01
    listed $74,000 Active 911-char remark

    Show marketing remark (917 chars)

    Such a unique property with so many possibilities!!! This home offers 14 rooms on the main level with an unfinished attic. The main level consists of a living room with heated floor, a parlor, an office/den, a dining room, 2 kitchens, a formal dining room, a full bathroom, closet area with stool, storage room, and 4 bedrooms. There are beautiful, original hardwood floors in many of the rooms, along with some cedar lined closets, built-in cabinets and hutches, and a lot of original woodwork throughout. There is a very inviting open front porch across the whole front of the house. You'll find an attached 24' x 26' garage at the rear of the home. Currently, the owner has electric baseboard heat with a supplemental pellet stove heat. There is also a full, unfinished basement and the property sets on a nice sized lot that is .41 of an acre. This property will be selling in "AS IS" condition.

17. 2025-10-01
    listed $74,000 Active 917-char remark

    Show marketing remark (917 chars)

    Such a unique property with so many possibilities!!! This home offers 14 rooms on the main level with an unfinished attic. The main level consists of a living room with heated floor, a parlor, an office/den, a dining room, 2 kitchens, a formal dining room, a full bathroom, closet area with stool, storage room, and 4 bedrooms. There are beautiful, original hardwood floors in many of the rooms, along with some cedar lined closets, built-in cabinets and hutches, and a lot of original woodwork throughout. There is a very inviting open front porch across the whole front of the house. You'll find an attached 24' x 26' garage at the rear of the home. Currently, the owner has electric baseboard heat with a supplemental pellet stove heat. There is also a full, unfinished basement and the property sets on a nice sized lot that is .41 of an acre. This property will be selling in "AS IS" condition.

18. 2022-09-27
    historical
19. 2021-01-19
    soldstatus $10,500
20. 2020-12-22
    soldstatus $10,500
21. 2020-06-17
    listed $15,000
22. 2015-09-12
    soldstatus $40,000
23. 2015-08-07
    soldstatus $40,000
24. 2015-08-07
    soldstatus $40,000
25. 2015-08-07
    soldstatus $40,000
26. 2015-04-21
    listed $49,500
27. 2015-04-21
    listed $49,500
28. 2015-04-21
    listed $49,500
29. 2012-01-27
    soldstatus $30,000
30. 2012-01-27
    soldstatus $30,000
31. 2011-04-01
    listed $38,500
32. 2011-04-01
    listed $38,500
33. 2010-12-02
    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: $1,344 · $112/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$168/yr (+$14/mo · 12.5%)

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

Taxation est. · year 1

• Rental income: $15,491
• − Mortgage interest: −$4,145
• − Property taxes: −$1,344
• − Insurance: −$370
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,153
• Taxable income: $5,001
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,667/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: Southeastern CUSD 337
• NCES district ID: 1736610
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 26% ▼ -17.00%
• Median HH income: $44,674
• Composite: 19.87/100
• National rank: #8690
• State rank: #375 of 620 in IL

Livability — Augusta

• Score: 59/100
• State rank: #1037
• US rank: #19864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Augusta, IL
• Population (ZIP): 893

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 17,042 people
• By 2030: 16,056 · -5.8%
• By 2040: 13,912 · -18.4%
• By 2050: 11,879 · -30.3%
• By 2075: 8,302 · -51.3%
• By 2100: 5,846 · -65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Lithuanian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -39.2pp toward R · 2008: -10.8pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+48.9 2016: R+50.8 2012: R+19.0 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+92.2% since first listed

18 events — show timeline

• 2025-10-01 Listed $74,000 Quincy AOR
• 2025-10-01 Listed $74,000 MRED as Distributed by MLS Grid
• 2022-09-27 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-01-19 Sold (Public Records) $10,500 Public Records
• 2020-12-22 Sold (MLS) $10,500 RMLSA as Distributed by MLS Grid
• 2020-06-17 Listed $15,000 RMLSA as Distributed by MLS Grid
• 2015-09-12 Sold (Public Records) $40,000 Public Records
• 2015-08-07 Sold (MLS) $40,000 MRED as Distributed by MLS Grid
• 2015-08-07 Sold (MLS) $40,000 RMLSA as Distributed by MLS Grid
• 2015-08-07 Sold (MLS) $40,000 Quincy AOR
• 2015-04-21 Listed $49,500 MRED as Distributed by MLS Grid
• 2015-04-21 Listed $49,500 RMLSA as Distributed by MLS Grid
• 2015-04-21 Listed $49,500 Quincy AOR
• 2012-01-27 Sold (MLS) $30,000 MRED as Distributed by MLS Grid
• 2012-01-27 Sold (MLS) $30,000 RMLSA as Distributed by MLS Grid
• 2011-04-01 Listed $38,500 MRED as Distributed by MLS Grid
• 2011-04-01 Listed $38,500 RMLSA as Distributed by MLS Grid
• 2010-12-02 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $1,344 · +3.8% YoY. Source: county tax records.