812 W Douglas St · New Douglas, IL 62074

$139,500

4 bd · 2.0 ba · 1,724 sqft · SingleFamily public records · 45 Days on market

Built 2002 0.34 ac lot Est $217k · 36% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.6/30.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained and low-maintenance duplex in New Douglas! Each side features 2 bedrooms, 1 bathroom, and a 1-car attached garage. Situated at the end of a quiet street with a peaceful cornfield backdrop, this property offers a blend of privacy and small-town charm. The metal roof adds long-term durability and both units are currently rented. A solid investment opportunity or great for owner-occupants looking to offset their mortgage with rental income. Don’t miss this affordable multi-family option with excellent long-term potential! The current annual income is $16320.00 with room for increase.

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 2002

Property features AI

Finance

• Financial info: Gross income reported: $16,320

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Sewer connected; Electricity connected; Cable available; Phone available
• Home design: Residential income property; 2–4 unit multifamily; Owner-reported living area
• Construction: Vinyl siding
• Exterior features: Adjoins open ground; Level lot; City street frontage

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Two 2-bedroom units
• Flooring: Carpet; Ceramic tile
• Bathrooms: One bathroom per unit
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Oven; Refrigerator
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (8.1% below list).
• Recommended offer: $118k (15.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 52/100 on livability (#1,309 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: employment D+, crime D, amenities F.
• Highland CUSD 5 (town): math 39% / reading 41% proficiency, ranked #134 of 620 in IL (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alhambra Primary School (math 74% / reading 54%, grade B, #39 of 2,056 statewide, top 2%, 162 students, 0% FRL); Highland Middle School (math 40% / reading 41%, grade F, #136 of 665 statewide, top 21%, 607 students, 0% FRL); Highland High School (math 39% / reading 40%, grade F, #88 of 693 statewide, top 14%, 859 students, 0% FRL) — zoned schools average 0% FRL vs 24% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $62k; list at $140k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $118,104 (15.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $217,224
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 S Main St	0.52mi	4/2.0	1,781 (+3%)	23mo	$225,000	$126	51
523 S 5th St	0.53mi	4/1.0	1,630 (-6%)	21mo	$159,000	$98	44

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-30,195
• Equity at exit: $20,800

10-year hold

• IRR: -16.3%
• Equity multiple: 0.09×
• Total profit: $-35,723
• Equity at exit: $12,061

Cash invested: $39,060 (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 62074

• Home prices YoY: -15.5%
• Active inventory: 4
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$344 /mo · $4,133/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-121

Break-even live

Break-even rent $1,436

Max offer price $118,104

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-82	+0% $-121	+5% $-161	+10% $-200
Rent	-10% $-222	-5% $-172	+0% $-121	+5% $-70	+10% $-20
Rate	-1.0pp $-51	-0.5pp $-86	base $-121	+0.5pp $-157	+1.0pp $-194

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $139,500 Active 45 DOM
2. 2026-06-18
   days on market $139,500 Active 42 DOM
3. 2026-06-17
   days on market $139,500 Active 41 DOM
4. 2026-06-16
   days on market $139,500 Active 40 DOM
5. 2026-06-15
   days on market $139,500 Active 39 DOM
6. 2026-06-13
   days on market $139,500 Active 37 DOM
7. 2026-06-13
   days on market $139,500 Active 36 DOM
8. 2026-06-09
   days on market $139,500 Active 33 DOM
9. 2026-06-08
   days on market $139,500 Active 32 DOM
10. 2026-06-07
    days on market $139,500 Active 31 DOM
11. 2026-06-05
    days on market $139,500 Active 28 DOM
12. 2026-06-03
    days on market $139,500 Active 27 DOM
13. 2026-06-02
    days on market $139,500 Active 26 DOM
14. 2026-06-01
    days on market $139,500 Active 25 DOM
15. 2026-05-31
    days on market $139,500 Active 24 DOM
16. 2026-05-07
    listed $139,500 Active 609-char remark
17. 2026-02-16
    listed $139,500 Active
18. 2025-09-23
    price $139,900
19. 2025-08-26
    price $153,500
20. 2025-08-01
    listed $162,500 Active
21. 2007-10-11
    soldstatus $62,500

ⓘ 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: $4,133 · $344/mo
• Projected year-2 tax: $4,133 · $344/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,387
• − Mortgage interest: −$7,814
• − Property taxes: −$4,133
• − Insurance: −$698
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$4,058
• Taxable loss: −$3,778
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $-547/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: Highland CUSD 5
• NCES district ID: 1718990
• Math proficiency: 39% ▼ -2.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $64,403
• Composite: 35.87/100
• National rank: #4816
• State rank: #134 of 620 in IL

Livability — New Douglas

• Score: 52/100
• State rank: #1309
• US rank: #24845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Douglas, IL
• Population (ZIP): 1,236

Population outlook (Madison County) Hauer SSP2

• Today (2025): 258,371 people
• By 2030: 251,523 · -2.7%
• By 2040: 233,640 · -9.6%
• By 2050: 213,042 · -17.5%
• By 2075: 165,255 · -36.0%
• By 2100: 123,953 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 3% Italian 2% Portuguese 2%

Political lean MEDSL · Madison

• 2024 margin: R (+13.3) · D 42.5% · R 55.8% · Other 1.8%
• 2008→2024 swing: -22.5pp toward R · 2008: 9.2pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+13.2 2016: R+15.6 2012: R+1.4 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.30%
• Current HPI: 148.44
• 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

+123.2% since first listed

6 events — show timeline

• 2026-05-07 Listed $139,500 MARIS as Distributed by MLS Grid
• 2026-02-16 Listed $139,500 MARIS as Distributed by MLS Grid
• 2025-09-23 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2025-08-26 Price Changed $153,500 MARIS as Distributed by MLS Grid
• 2025-08-01 Listed $162,500 MARIS as Distributed by MLS Grid
• 2007-10-11 Sold (Public Records) $62,500 Public Records

Property tax history

+1.9%/yr

Latest (2024): $4,133 · +8.5% YoY. Source: county tax records.