306 W Plum · Percy, IL 62272

$57,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily · 204 Days on market

Built 1926 7,840 sqft lot $49/sqft · 14% below area Est $66k · 14% under

---

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 +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Great starter home with 2 bed/1 bath. Front entry foyer with closet leads into the large living room. Separate dining and large kitchen. Enclosed back porch also has an entry foyer to leave boots and coats. Full basement with washer dryer hook ups. Extra parking in the back.

Key facts

• Enclosed back porch
• Front entry foyer
• Separate dining

Tags

• FRONT ENTRY FOYER
• LARGE LIVING ROOM
• SEPARATE DINING
• LARGE KITCHEN
• ENCLOSED BACK PORCH
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#857 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Trico CUSD 176 (rural): math 12% / reading 23% proficiency, ranked #467 of 620 in IL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($394 loan paydown + $2k appreciation (2.9% local appreciation)).
• Randolph County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y ago; this cycle's ask has dropped $13k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $57k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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 1926 — 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: 1.65% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.13%
• DSCR: 2.12
• GRM: 5.0

CMA / ARV

• ARV (median comp): $66,063
• List price: $57,000
• Delta: -13.72%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 E Almond St	0.24mi	2/1.5	1,133 (-2%)	3mo	$68,000	$60	82
303 W Plum St	0.03mi	2/1.0	1,232 (+7%)	18mo	$115,000	$93	72
503 S Park	0.23mi	3/2.0 (+1)	1,114 (-3%)	10mo	$44,900	$40	67
805 W Pine St	0.32mi	3/1.0 (+1)	1,008 (-12%)	1mo	$27,000	$27	59
502 E Pine St	0.35mi	3/1.0 (+1)	1,100 (-4%)	20mo	$60,000	$55	54
101 E Pine St	0.13mi	3/2.0 (+1)	1,000 (-13%)	17mo	$40,000	$40	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.74×
• Total profit: $27,816
• Equity at exit: $25,249

10-year hold

• IRR: 31.5%
• Equity multiple: 5.37×
• Total profit: $69,684
• Equity at exit: $38,618

Cash invested: $15,960 (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 62272

• Home prices YoY: 2.4%
• Active inventory: 6
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $942 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $334

Break-even live

Break-even rent $519

Max offer price $57,000

Occupancy floor 60%

Sensitivity live

Price	-10% $366	-5% $350	+0% $334	+5% $318	+10% $302
Rent	-10% $260	-5% $297	+0% $334	+5% $371	+10% $409
Rate	-1.0pp $363	-0.5pp $349	base $334	+0.5pp $319	+1.0pp $304

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $57,000 Active 204 DOM
2. 2026-06-17
   days on market $57,000 Active 203 DOM
3. 2026-06-16
   days on market $57,000 Active 202 DOM
4. 2026-06-15
   days on market $57,000 Active 201 DOM
5. 2026-06-13
   days on market $57,000 Active 199 DOM
6. 2026-06-12
   days on market $57,000 Active 198 DOM
7. 2026-06-09
   days on market $57,000 Active 195 DOM
8. 2026-06-08
   days on market $57,000 Active 194 DOM
9. 2026-06-07
   days on market $57,000 Active 193 DOM
10. 2026-06-05
    days on market $57,000 Active 191 DOM
11. 2026-06-04
    days on market $57,000 Active 189 DOM
12. 2026-06-02
    days on market $57,000 Active 188 DOM
13. 2026-06-01
    days on market $57,000 Active 187 DOM
14. 2026-05-31
    days on market $57,000 Active 186 DOM
15. 2026-05-31
    days on market $57,000 Active 185 DOM
16. 2026-04-23
    historical
17. 2026-01-08
    status Active
18. 2026-01-06
    historical
19. 2026-01-05
    historical
20. 2025-12-24
    status Active
21. 2025-12-23
    historical
22. 2025-12-09
    price $57,000 280-char remark

    Show marketing remark (280 chars)

    Great starter home with 2 bed/1 bath. Front entry foyer with closet leads into the large living room. Separate dining and large kitchen. Enclosed back porch also has an entry foyer to leave boots and coats. Full basement with washer dryer hook ups. Extra parking in the back.

23. 2025-12-09
    price

    Show marketing remark (280 chars)

    Great starter home with 2 bed/1 bath. Front entry foyer with closet leads into the large living room. Separate dining and large kitchen. Enclosed back porch also has an entry foyer to leave boots and coats. Full basement with washer dryer hook ups. Extra parking in the back.

24. 2025-11-26
    listed $69,900 Active 280-char remark

    Show marketing remark (280 chars)

    Great starter home with 2 bed/1 bath. Front entry foyer with closet leads into the large living room. Separate dining and large kitchen. Enclosed back porch also has an entry foyer to leave boots and coats. Full basement with washer dryer hook ups. Extra parking in the back.

25. 2025-11-20
    listed $69,900 Active
26. 2025-07-21
    listed Active
27. 2025-07-21
    listed Active
28. 2018-03-20
    status Pending
29. 2018-03-19
    soldstatus Closed
30. 2018-03-19
    soldstatus $25,000
31. 2018-03-19
    soldstatus $25,000
32. 2018-02-09
    historical Contingent (No Kickout)
33. 2017-11-07
    listed $32,000 Active
34. 2017-11-03
    listed $32,000
35. 2017-11-03
    listed $32,000

ⓘ 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: $1,048 · $87/mo
• Projected year-2 tax: $1,171 · $98/mo
• Expected delta: +$123/yr (+$10/mo · 11.7%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 22 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: $11,304
• − Mortgage interest: −$3,193
• − Property taxes: −$1,048
• − Insurance: −$285
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$1,658
• Taxable income: $3,311
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $3,215/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: Trico CUSD 176
• NCES district ID: 1708250
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $46,653
• Composite: 15.48/100
• National rank: #9309
• State rank: #467 of 620 in IL

Livability — Percy

• Score: 62/100
• State rank: #857
• US rank: #16780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Percy, IL
• Population (ZIP): 1,713

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 31,417 people
• By 2030: 30,519 · -2.9%
• By 2040: 28,841 · -8.2%
• By 2050: 27,150 · -13.6%
• By 2075: 22,569 · -28.2%
• By 2100: 16,584 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 14% Two or more races 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 14% · Canada
• Languages at home: 89% English-only · Spanish 4%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.7%
• 2008→2024 swing: -49.0pp toward R · 2008: -0.9pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+50.2 2016: R+46.8 2012: R+17.6 2008: R+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.88%
• Current HPI: 125.4214
• 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

+78.1% since first listed

20 events — show timeline

• 2026-04-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-24 Relisted — MRED as Distributed by MLS Grid
• 2025-12-23 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-09 Price Changed $57,000 MARIS as Distributed by MLS Grid
• 2025-12-09 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-26 Listed $69,900 MARIS as Distributed by MLS Grid
• 2025-11-20 Listed $69,900 MARIS as Distributed by MLS Grid
• 2025-07-21 Listed — RMLSA as Distributed by MLS Grid
• 2025-07-21 Listed — MRED as Distributed by MLS Grid
• 2018-03-20 Pending — MARIS as Distributed by MLS Grid
• 2018-03-19 Sold (MLS) $25,000 RMLSA as Distributed by MLS Grid
• 2018-03-19 Sold (MLS) $25,000 MRED as Distributed by MLS Grid
• 2018-03-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-02-09 Contingent — MARIS as Distributed by MLS Grid
• 2017-11-07 Listed $32,000 MARIS as Distributed by MLS Grid
• 2017-11-03 Listed $32,000 RMLSA as Distributed by MLS Grid
• 2017-11-03 Listed $32,000 MRED as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2024): $1,048 · +2.7% YoY. Source: county tax records.