112 N Old Marion Rd · Goreville, IL 62939

$37,000

2 bd · 2.0 ba · 1,088 sqft · SingleFamily · 184 Days on market

Built 1999 Poor condition $34/sqft · 71% below area ↓ 23% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

GOREVILLE, 2 Bedroom, 2 Bath, 16' x 68'1999 Manufactured Home. Perfect Investment opportunity or a place to call your own. All electric, central air, extra-large Master Bedroom with a walk-in closet and a good sized second bedroom with double closets. Nice sized yard with a back deck. Last rented for $850. Being sold as-is. Inspections welcome.

Key facts

• Nice sized yard
• Walk-in closet
• Back deck

Tags

• CENTRAL AIR
• WALK-IN CLOSET
• BACK DECK
• NICE SIZED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $37k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $37k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 1.3% in Goreville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#298 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Goreville CUD 1 (rural): math 18% / reading 31% proficiency, ranked #337 of 620 in IL (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 58 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $256 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Johnson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Recommended offer $32,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 D-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: 2.63% ✓
• Cap rate: 22.91%
• Cash-on-cash: 59.35%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (median comp): $126,080
• List price: $37,000
• Delta: -70.65%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Broadway	0.18mi	3/2.0 (+1)	1,157 (+6%)	9mo	$95,000	$82	68
516 N Ferne Clyffe Rd	0.49mi	3/1.5 (+1)	1,056 (-3%)	13mo	$180,000	$170	54
308 W Collins St	0.36mi	2/1.0	1,176 (+8%)	15mo	$138,000	$117	53

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: 58.0%
• Equity multiple: 3.57×
• Total profit: $26,655
• Equity at exit: $5,517

10-year hold

• IRR: 62.9%
• Equity multiple: 7.30×
• Total profit: $65,295
• Equity at exit: $3,199

Cash invested: $10,360 (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 62939

• Home prices YoY: -17.3%
• Active inventory: 58
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $512

Break-even live

Break-even rent $324

Max offer price $37,000

Occupancy floor 42%

Sensitivity live

Price	-10% $538	-5% $525	+0% $512	+5% $500	+10% $487
Rent	-10% $436	-5% $474	+0% $512	+5% $551	+10% $589
Rate	-1.0pp $531	-0.5pp $522	base $512	+0.5pp $503	+1.0pp $493

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $37,000 Active 184 DOM
2. 2026-06-18
   days on market $37,000 Active 183 DOM
3. 2026-06-17
   days on market $37,000 Active 182 DOM
4. 2026-06-16
   days on market $37,000 Active 181 DOM
5. 2026-06-15
   days on market $37,000 Active 180 DOM
6. 2026-06-14
   days on market $37,000 Active 178 DOM
7. 2026-06-13
   days on market $37,000 Active 177 DOM
8. 2026-06-10
   days on market $37,000 Active 175 DOM
9. 2026-06-09
   days on market $37,000 Active 174 DOM
10. 2026-06-08
    days on market $37,000 Active 173 DOM
11. 2026-06-07
    days on market $37,000 Active 172 DOM
12. 2026-06-05
    days on market $37,000 Active 169 DOM
13. 2026-06-02
    days on market $37,000 Active 167 DOM
14. 2026-06-01
    pricedays on market $37,000 Active 166 DOM
15. 2026-05-31
    days on market $42,500 Active 165 DOM
16. 2026-05-30
    days on market $42,500 Active 164 DOM
17. 2026-05-19
    price $42,500
18. 2026-03-30
    price $49,000
19. 2026-01-08
    status Active
20. 2026-01-07
    historical
21. 2026-01-06
    historical
22. 2026-01-05
    price $55,000
23. 2025-12-03
    listed Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $11,668
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$185
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$1,076
• Taxable income: $5,912
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $4,730/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

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to its exterior, roof, and flooring, significantly impacting its value. Immediate repairs are necessary to stabilize the structure and improve its appearance.

Repairs flagged

• Major siding — Significant damage to the exterior
• Major roof — Visible leaks and damage
• Major flooring — Worn and uneven, likely needs replacement

Value-add opportunities

• Both repair and replace siding — Improves both appearance and structural integrity
• Both repair and replace roof — Essential for structural integrity and water resistance
• Both repair and replace flooring — Enhances comfort and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage to the exterior	Major	$15,000–50,000
roof · Visible leaks and damage	Major	$15,000–50,000
flooring · Worn and uneven, likely needs replacement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair and replace siding — Improves both appearance and structural integrity ↑
• Both repair and replace roof — Essential for structural integrity and water resistance ↑
• Both repair and replace flooring — Enhances comfort and safety ↑

ⓘ 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: Goreville CUD 1
• NCES district ID: 1700014
• Math proficiency: 18% ▼ -4.00%
• Reading proficiency: 31% ▼ -13.00%
• Median HH income: $49,298
• Composite: 21.52/100
• National rank: #8317
• State rank: #337 of 620 in IL

Livability — Goreville

• Score: 72/100
• State rank: #298
• US rank: #5712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goreville, IL
• City population: 3,072
• Population (ZIP): 3,072

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 13,355 people
• By 2030: 13,579 · +1.7%
• By 2040: 13,849 · +3.7%
• By 2050: 13,880 · +3.9%
• By 2075: 13,759 · +3.0%
• By 2100: 11,536 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Danish 4% Romanian 3%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+58.3) · D 20.3% · R 78.6% · Other 1.1%
• 2008→2024 swing: -23.7pp toward R · 2008: -34.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+58.6 2016: R+58.3 2012: R+42.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.34%
• Current HPI: 159.748
• 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

-22.7% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $42,500 MRED as Distributed by MLS Grid
• 2026-03-30 Price Changed $49,000 MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-07 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Price Changed $55,000 MRED as Distributed by MLS Grid
• 2025-12-03 Listed — RMLSA as Distributed by MLS Grid