112 N Walnut St · Versailles, IL 62378

$125,000

3 bd · 2.0 ba · 1,920 sqft · Other · 365 Days on market

Good condition 9,583 sqft lot $65/sqft · 11% above area Est $112k · 11% over

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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 +21.1/30.0
• DSCR +6.7/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +2.4/15.0
• Schools +2.3/10.0

Listing remarks MLS

Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

Key facts

• Newer mini splits
• Newer cabinets
• Updated kitchen

Tags

• CORNER LOT
• UPDATED KITCHEN
• NEWER CABINETS
• NEWER VINYL PLANK FLOORING
• LARGE FENCED IN YARD
• NEWER MINI SPLITS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (2.7% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#638 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Brown County CUSD 1 (town): math 24% / reading 28% proficiency, ranked #306 of 620 in IL (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 1 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Brown County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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 $105k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.97% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (median comp): $112,221
• List price: $125,000
• Delta: 11.39%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.2%
• Equity multiple: 1.75×
• Total profit: $26,324
• Equity at exit: $56,205

10-year hold

• IRR: 15.1%
• Equity multiple: 3.22×
• Total profit: $77,855
• Equity at exit: $86,619

Cash invested: $35,000 (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 62378

• Active inventory: 4
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $177

Break-even live

Break-even rent $992

Max offer price $125,000

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $125,000 Active 365 DOM
2. 2026-06-17
   days on market $125,000 Active 364 DOM
3. 2026-06-16
   days on market $125,000 Active 363 DOM
4. 2026-06-15
   days on market $125,000 Active 362 DOM
5. 2026-06-13
   days on market $125,000 Active 360 DOM
6. 2026-06-12
   days on market $125,000 Active 359 DOM
7. 2026-06-09
   days on market $125,000 Active 356 DOM
8. 2026-06-08
   days on market $125,000 Active 355 DOM
9. 2026-06-07
   days on market $125,000 Active 354 DOM
10. 2026-06-07
    days on market $125,000 Active 353 DOM
11. 2026-06-04
    days on market $125,000 Active 350 DOM
12. 2026-06-02
    days on market $125,000 Active 349 DOM
13. 2026-06-01
    days on market $125,000 Active 348 DOM
14. 2026-05-31
    days on market $125,000 Active 347 DOM
15. 2026-05-31
    days on market $125,000 Active 346 DOM
16. 2026-02-23
    soldstatus $105,000 Closed 348-char remark

    Show marketing remark (348 chars)

    Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

17. 2026-02-19
    status Pending 348-char remark

    Show marketing remark (348 chars)

    Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

18. 2026-01-19
    historical Contingent - Continue to Show 348-char remark

    Show marketing remark (348 chars)

    Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

19. 2025-12-17
    historical
20. 2025-08-14
    status Active

    Show marketing remark (348 chars)

    Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

21. 2025-08-14
    status Active

    Show marketing remark (348 chars)

    Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

22. 2025-08-14
    status Active 348-char remark

    Show marketing remark (348 chars)

    Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

23. 2025-08-14
    historical

    Show marketing remark (348 chars)

    Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

24. 2025-07-29
    historical Active Under Contract

    Show marketing remark (348 chars)

    Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

25. 2025-07-29
    historical Contingent - Continue to Show 348-char remark

    Show marketing remark (348 chars)

    Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

26. 2025-07-29
    historical Under Contract

    Show marketing remark (348 chars)

    Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

27. 2025-06-17
    listed $125,000 Active 348-char remark

    Show marketing remark (348 chars)

    Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

28. 2025-06-17
    listed $125,000 Active

    Show marketing remark (348 chars)

    Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

29. 2025-06-17
    listed Active

    Show marketing remark (348 chars)

    Nice 3 bed, 2 bath home on corner lot! This home has an updated kitchen with newer cabinets and flooring. Updated main floor bath and laundry room with porcelain tile. Newer vinyl plank flooring throughout, as well as paint. Large fenced in yard with breezeway between house and garage. Other heat/cooling are newer mini splits in upper bedrooms

30. 2020-12-10
    soldstatus $45,000
31. 2020-12-10
    soldstatus $45,000
32. 2020-12-10
    soldstatus $45,000
33. 2019-08-19
    listed $54,900
34. 2019-08-19
    listed $54,900
35. 2019-08-19
    listed $54,900

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $1,874 · $156/mo
• Expected delta: +$963/yr (+$80/mo · 105.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,596
• − Mortgage interest: −$7,002
• − Property taxes: −$911
• − Insurance: −$625
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$3,636
• Taxable income: $86
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $2,108/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bath home on a corner lot is in good condition with recent updates, including a new kitchen and bathrooms. It has newer flooring and paint, and a large fenced yard with a breezeway. The property is move-in ready and has potential for further value enhancement with minor updates.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Replace ceiling fans with modern fixtures — Modernizes the space and adds value.
• Both Install smart home devices — Improves convenience and adds value for potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace ceiling fans with modern fixtures — Modernizes the space and adds value. ↑
• Both Install smart home devices — Improves convenience and adds value for potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brown County CUSD 1
• NCES district ID: 1727300
• Math proficiency: 24% ▲ 4.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $46,421
• Composite: 22.54/100
• National rank: #8086
• State rank: #306 of 620 in IL

Livability — Versailles

• Score: 65/100
• State rank: #638
• US rank: #13050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Versailles, IL
• Population (ZIP): 879

Population outlook (Brown County) Hauer SSP2

• Today (2025): 6,790 people
• By 2030: 6,900 · +1.6%
• By 2040: 7,195 · +6.0%
• By 2050: 7,299 · +7.5%
• By 2075: 6,469 · -4.7%
• By 2100: 5,194 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 11% Native American 4% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 0%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+59.9) · D 19.0% · R 78.9% · Other 2.0%
• 2008→2024 swing: -38.2pp toward R · 2008: -21.7pp · 2024: -59.9pp
• All cycles: 2024: R+59.9 2020: R+57.2 2016: R+55.7 2012: R+30.6 2008: R+21.7

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

+91.3% since first listed

20 events — show timeline

• 2026-02-23 Sold (MLS) $105,000 MRED as Distributed by MLS Grid
• 2026-02-19 Pending — MRED as Distributed by MLS Grid
• 2026-01-19 Contingent — MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-08-14 Relisted — Quincy AOR
• 2025-08-14 Relisted — RMLSA as Distributed by MLS Grid
• 2025-08-14 Relisted — MRED as Distributed by MLS Grid
• 2025-08-14 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-07-29 Contingent — Quincy AOR
• 2025-07-29 Contingent — MRED as Distributed by MLS Grid
• 2025-07-29 Contingent — RMLSA as Distributed by MLS Grid
• 2025-06-17 Listed — RMLSA as Distributed by MLS Grid
• 2025-06-17 Listed $125,000 Quincy AOR
• 2025-06-17 Listed $125,000 MRED as Distributed by MLS Grid
• 2020-12-10 Sold (MLS) $45,000 MRED as Distributed by MLS Grid
• 2020-12-10 Sold (MLS) $45,000 Quincy AOR
• 2020-12-10 Sold (MLS) $45,000 RMLSA as Distributed by MLS Grid
• 2019-08-19 Listed $54,900 MRED as Distributed by MLS Grid
• 2019-08-19 Listed $54,900 Quincy AOR
• 2019-08-19 Listed $54,900 RMLSA as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2024): $911 · +6.6% YoY. Source: county tax records.