319 S Sheridan St · Edinburg, IL 62531

$117,500

3 bd · 3.0 ba · 1,792 sqft · Manufactured public records · 95 Days on market

Built 2001 0.48 ac lot $66/sqft · 22% below area Est $150k · 22% 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• 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

This charming 3-bedroom, 2-bath home offers comfortable living in a quiet part of town, situated on nearly half an acre. Inside, you’ll find a spacious living room perfect for relaxing or entertaining, a well-appointed kitchen featuring a central island, and a dedicated laundry room for added convenience. The primary suite is a true retreat with a large walk-in closet and private bath. With generous indoor space and a sizable lot, this home provides both comfort and room to enjoy the outdoors.

Key facts

• 0.48 acre lot
• Parking
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $79 ($948/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 $113k (4.1% below list).
• Recommended offer: $107k (9.0% below list) — sets the bar for market timing.

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 $812 of loan paydown is wiped out by about $4k 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

• It's been on market 95 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $106,925 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $149,819
• List price: $117,500
• Delta: -21.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-13,990
• Equity at exit: $17,520

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-5,633
• Equity at exit: $10,159

Cash invested: $32,900 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $79

Break-even live

Break-even rent $1,027

Max offer price $117,500

Occupancy floor 88%

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-31
   statusdays on market $117,500 Pending 95 DOM
2. 2026-05-04
   status Active 504-char remark

   Show marketing remark (504 chars)

   This charming 3-bedroom, 2-bath home offers comfortable living in a quiet part of town, situated on nearly half an acre. Inside, you’ll find a spacious living room perfect for relaxing or entertaining, a well-appointed kitchen featuring a central island, and a dedicated laundry room for added convenience. The primary suite is a true retreat with a large walk-in closet and private bath. With generous indoor space and a sizable lot, this home provides both comfort and room to enjoy the outdoors.

3. 2026-03-30
   status Pending 504-char remark

   Show marketing remark (504 chars)

   This charming 3-bedroom, 2-bath home offers comfortable living in a quiet part of town, situated on nearly half an acre. Inside, you’ll find a spacious living room perfect for relaxing or entertaining, a well-appointed kitchen featuring a central island, and a dedicated laundry room for added convenience. The primary suite is a true retreat with a large walk-in closet and private bath. With generous indoor space and a sizable lot, this home provides both comfort and room to enjoy the outdoors.

4. 2026-02-25
   price $117,500 504-char remark

   Show marketing remark (504 chars)

   This charming 3-bedroom, 2-bath home offers comfortable living in a quiet part of town, situated on nearly half an acre. Inside, you’ll find a spacious living room perfect for relaxing or entertaining, a well-appointed kitchen featuring a central island, and a dedicated laundry room for added convenience. The primary suite is a true retreat with a large walk-in closet and private bath. With generous indoor space and a sizable lot, this home provides both comfort and room to enjoy the outdoors.

5. 2026-01-20
   status Active 504-char remark

   Show marketing remark (504 chars)

   This charming 3-bedroom, 2-bath home offers comfortable living in a quiet part of town, situated on nearly half an acre. Inside, you’ll find a spacious living room perfect for relaxing or entertaining, a well-appointed kitchen featuring a central island, and a dedicated laundry room for added convenience. The primary suite is a true retreat with a large walk-in closet and private bath. With generous indoor space and a sizable lot, this home provides both comfort and room to enjoy the outdoors.

6. 2025-12-24
   status Pending 504-char remark

   Show marketing remark (504 chars)

   This charming 3-bedroom, 2-bath home offers comfortable living in a quiet part of town, situated on nearly half an acre. Inside, you’ll find a spacious living room perfect for relaxing or entertaining, a well-appointed kitchen featuring a central island, and a dedicated laundry room for added convenience. The primary suite is a true retreat with a large walk-in closet and private bath. With generous indoor space and a sizable lot, this home provides both comfort and room to enjoy the outdoors.

7. 2025-12-23
   listed $119,900 Active 504-char remark

   Show marketing remark (504 chars)

   This charming 3-bedroom, 2-bath home offers comfortable living in a quiet part of town, situated on nearly half an acre. Inside, you’ll find a spacious living room perfect for relaxing or entertaining, a well-appointed kitchen featuring a central island, and a dedicated laundry room for added convenience. The primary suite is a true retreat with a large walk-in closet and private bath. With generous indoor space and a sizable lot, this home provides both comfort and room to enjoy the outdoors.

8. 2024-06-04
   soldstatus $106,900 Closed 625-char remark

   Show marketing remark (625 chars)

   Looking for a place in a small/rural town to call home? Look no further! This ranch is just 24 minutes from downtown Springfield or 12 minutes from downtown Taylorville. It is situated on a nearly 1/2 acre lot on the southern edge of Edinburg. Built in 2001, this home features 3 bedrooms, 2 full baths, vaulted ceilings throughout, huge living room, informal dining room open to the kitchen with island, and a full size laundry room. This is a great home for entertaining! Plenty of room to add a carport or garage. Shed out back will stay with property. Like to garden? Your new backyard is a blank canvas waiting for you!

9. 2024-06-04
   soldstatus $107,000

   Show marketing remark (625 chars)

   Looking for a place in a small/rural town to call home? Look no further! This ranch is just 24 minutes from downtown Springfield or 12 minutes from downtown Taylorville. It is situated on a nearly 1/2 acre lot on the southern edge of Edinburg. Built in 2001, this home features 3 bedrooms, 2 full baths, vaulted ceilings throughout, huge living room, informal dining room open to the kitchen with island, and a full size laundry room. This is a great home for entertaining! Plenty of room to add a carport or garage. Shed out back will stay with property. Like to garden? Your new backyard is a blank canvas waiting for you!

10. 2024-04-09
    status Pending 625-char remark

    Show marketing remark (625 chars)

    Looking for a place in a small/rural town to call home? Look no further! This ranch is just 24 minutes from downtown Springfield or 12 minutes from downtown Taylorville. It is situated on a nearly 1/2 acre lot on the southern edge of Edinburg. Built in 2001, this home features 3 bedrooms, 2 full baths, vaulted ceilings throughout, huge living room, informal dining room open to the kitchen with island, and a full size laundry room. This is a great home for entertaining! Plenty of room to add a carport or garage. Shed out back will stay with property. Like to garden? Your new backyard is a blank canvas waiting for you!

11. 2024-03-25
    listed $109,900 Active 625-char remark

    Show marketing remark (625 chars)

    Looking for a place in a small/rural town to call home? Look no further! This ranch is just 24 minutes from downtown Springfield or 12 minutes from downtown Taylorville. It is situated on a nearly 1/2 acre lot on the southern edge of Edinburg. Built in 2001, this home features 3 bedrooms, 2 full baths, vaulted ceilings throughout, huge living room, informal dining room open to the kitchen with island, and a full size laundry room. This is a great home for entertaining! Plenty of room to add a carport or garage. Shed out back will stay with property. Like to garden? Your new backyard is a blank canvas waiting for you!

12. 2015-04-01
    soldstatus $88,725
13. 2014-12-10
    soldstatus $87,000

ⓘ 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: $1,755 · $146/mo
• Projected year-2 tax: $2,211 · $184/mo
• Expected delta: +$456/yr (+$38/mo · 26.0%)

ⓘ 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: $13,526
• − Mortgage interest: −$6,582
• − Property taxes: −$1,755
• − Insurance: −$588
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$3,418
• Taxable loss: −$981
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $1,184/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

+35.1% since first listed

12 events — show timeline

• 2026-05-04 Relisted — RMLSA as Distributed by MLS Grid
• 2026-03-30 Pending — RMLSA as Distributed by MLS Grid
• 2026-02-25 Price Changed $117,500 RMLSA as Distributed by MLS Grid
• 2026-01-20 Relisted — RMLSA as Distributed by MLS Grid
• 2025-12-24 Pending — RMLSA as Distributed by MLS Grid
• 2025-12-23 Listed $119,900 RMLSA as Distributed by MLS Grid
• 2024-06-04 Sold (Public Records) $107,000 Public Records
• 2024-06-04 Sold (MLS) $106,900 RMLSA as Distributed by MLS Grid
• 2024-04-09 Pending — RMLSA as Distributed by MLS Grid
• 2024-03-25 Listed $109,900 RMLSA as Distributed by MLS Grid
• 2015-04-01 Sold (Public Records) $88,725 Public Records
• 2014-12-10 Sold (Public Records) $87,000 Public Records

Property tax history

+4.3%/yr

Latest (2024): $1,755 · +4.4% YoY. Source: county tax records.