E Second St · Baylis, IL 62314

$85,000

2 bd · 1.0 ba · 1,096 sqft · Other · 9 Days on market

Built 1930 Good condition

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +6.2/10.0
• Condition / age +3.8/5.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +1.2/10.0

Listing remarks

& quot; & quot; 2 bedroom 1 bath front porch rear deck fenced in backyard 1 car garage detatched roof repaired 2024 new plywood ice water barrier and shingles ($5200) new 6 inch seamless gutters installed 2024 new carpet flooring drywall trim paint porch remodeled double pane windows new gas line for stove new wiring for gas furnace furnace serviced 2024 2 window a/c units new 15000 btu installed 2024 other small 10000 btu both work great ceiling fan in living room can sell with all furnishings tvs king bed couches entertainment center kithen dining table and island bar new washer and dryer new fridge 2 nd fridge on back porch computer desk pool tab

Key facts

• New wiring
• Front porch
• Fenced in backyard

Tags

• FRONT PORCH
• REAR DECK
• FENCED IN BACKYARD
• DOUBLE PANE WINDOWS
• NEW GAS LINE
• NEW WIRING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $85k).

Location & tenants

• Location reads 52/100 on livability (#1,320 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Pikeland CUSD 10 (town): math 11% / reading 18% proficiency, ranked #529 of 620 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP; 20 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.6% local appreciation)).
• Pike County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.80×
• Total profit: $19,038
• Equity at exit: $36,258

10-year hold

• IRR: 16.4%
• Equity multiple: 3.32×
• Total profit: $55,244
• Equity at exit: $54,398

Cash invested: $23,800 (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 62314

• Home prices YoY: 2.2%
• Active inventory: 2
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $167

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 78%

Sensitivity live

Price	-10% $226	-5% $196	+0% $167	+5% $138	+10% $108
Rent	-10% $91	-5% $129	+0% $167	+5% $205	+10% $242
Rate	-1.0pp $210	-0.5pp $188	base $167	+0.5pp $145	+1.0pp $122

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $85,000 Active 9 DOM
2. 2026-06-21
   days on market $85,000 Active 8 DOM
3. 2026-06-18
   days on market $85,000 Active 6 DOM
4. 2026-06-17
   days on market $85,000 Active 5 DOM
5. 2026-06-16
   days on market $85,000 Active 4 DOM
6. 2026-06-15
   days on market $85,000 Active 3 DOM
7. 2026-06-13
   remarks 691-char remark
8. 2026-06-13
   listed $85,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,458
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$2,473
• Taxable income: $690
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $1,837/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 · 1 photo

Good 75/100 Cosmetic rehab

This home is in good condition with recent renovations and improvements, making it a solid investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers/renters.
• Both Add smart home features — Improves convenience and can be a selling point for buyers.
• Both Install smart thermostat — Enhances energy efficiency and can be a selling point for buyers.
• Both Add smart lighting system — Enhances energy efficiency and can be a selling point for buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers/renters. ↑
• Both Add smart home features — Improves convenience and can be a selling point for buyers. ↑
• Both Install smart thermostat — Enhances energy efficiency and can be a selling point for buyers. ↑
• Both Add smart lighting system — Enhances energy efficiency and can be a selling point for buyers. ↑

ⓘ 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: Pikeland CUSD 10
• NCES district ID: 1731710
• Math proficiency: 11% ▼ -3.00%
• Reading proficiency: 18% ▼ -16.00%
• Median HH income: $39,658
• Composite: 12.34/100
• National rank: #9639
• State rank: #529 of 620 in IL

Livability — Baylis

• Score: 52/100
• State rank: #1320
• US rank: #25117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baylis, IL
• Population (ZIP): 484

Population outlook (Pike County) Hauer SSP2

• Today (2025): 15,069 people
• By 2030: 14,505 · -3.7%
• By 2040: 13,340 · -11.5%
• By 2050: 12,159 · -19.3%
• By 2075: 9,227 · -38.8%
• By 2100: 6,064 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Pacific Islander 20% Two or more races 7% Hispanic / Latino 1%
• Common ancestry: Italian 7%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.1% · Other 1.6%
• 2008→2024 swing: -44.9pp toward R · 2008: -18.8pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.9 2016: R+58.2 2012: R+35.4 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.59%
• Current HPI: 120.9431
• 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

1 event — show timeline

• 2026-06-12 Listed $85,000 FSBO.com