c.1900 Illinois Fixer Upper With Original Features and Garage Under $70K
OHU50K Notes $69,900
c.1900 Illinois Fixer Upper With Original Features and Garage. Some of the projects have already been started, making this fixer upper an easier undertaking.
Realtor Comments
Come see the potential of this great home or investment property. Located close to downtown and Bliss Park. The work has already been started just need someone to put the finishing touches on this beautiful home. Updates include roof, windows, electric and plumbing. Can be converted back to 3 rentals. This property also includes a 2 car detached garage with a workshop area. Includes commercial appliances and newer kitchen cabinets.
- 3 bed
- 1.5 bath
- Build date 1900
Pros and Cons of Living in Effingham, IL
Pros
1. Prime Location & Economic Vitality
Effingham boasts a strategic position at the junction of I‑57 and I‑70, plus multiple U.S. highways and major rail lines. This connectivity has made it an appealing hub for logistics, manufacturing, and business, earning it the nickname “Crossroads of Opportunity.”
The city has actively developed industrial parks and leveraged incentives to attract major employers such as Sherwin-Williams and Flex-N-Gate—creating job growth and solidifying Effingham as a regional economic anchor.
2. Affordable Cost of Living
Effingham’s overall cost of living is approximately 17–21% lower than national averages and somewhat below the Illinois state average. Housing is especially economical—average home prices are between $150K–$197K, and two-bedroom rentals average around $770/month, both well below national norms.
3. Quality Schools & Family Amenities
The public school system in Effingham is well-regarded, with Effingham High School ranked highly in the county. Niche awards the local schools positive marks, particularly for teachers.
The city also offers robust recreational facilities, including parks, trails (like the TREC Trail System), indoor pools, disc golf, a skate park, and a community wellness complex—great for families and active lifestyles
4. Community, Culture & Events
Effingham supports a surprisingly lively cultural scene for its size—home to 65+ restaurants, live music festivals (e.g., Moccasin Creek Festival, Effingham Artisan Fair), wineries, theaters, and car enthusiast events around its historic courthouse square.
Residents appreciate the warm small-town feel and frequent local engagement opportunities.
5. Growing Infrastructure & Housing Plans
Local leaders are advancing housing developments and tax incentive zones to accommodate growth. New housing projects and hotels are in the pipeline, signaling long-term investment in infrastructure and livability.
Cons
1. Higher Than Average Crime Rates
Effingham experiences crime rates higher than many U.S. towns of similar size. Notably, the violent crime risk is about 1 in 331, and property crime about 1 in 44, both above average.
NeighborhoodScout and AreaVibes rate the community lower in safety, though efforts report downward trends.
2. Smaller Size & Limited Urban Lifestyle
With a population hovering around 12,200, Effingham lacks many big-city amenities. Some residents note limited jobs for specialized careers, and amenities can feel sparse. Niche gives nightlife a B+, but amenities still receive a “F” grade.
On Reddit, locals describe it as “small-town with some amenities”—but not on par with larger cities like Champaign or Peoria.
3. Limited Diversity & Cultural Balance
Effingham is predominantly White (~94%), with less cultural and ethnic diversity compared to state averages. It is also socially conservative, which may feel too homogeneous for some.
4. Education & Income Gaps
While K–12 education is strong, standardized test performance in reading and math lags behind state and national averages
5. Car-Centric Commute
Public transit is nearly non-existent—only about 1% of residents use it. The majority commute via car, which is expected but may limit accessibility.
