725 24th St

Cairo, IL 62914

$7,500D

3 bd · 2.0 ba · 1,500 sqft · Built — · Other · Active · 109 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,171/mo
• Mortgage (P&I): −$39
• Tax + insurance: −$14
• HOA: −$0
• Vac / Maint / Mgmt: −$246
• Net cashflow: $872/mo
• Annual: $10,467/yr
• Cap rate: 145.85%
• Cash-on-cash: 498.43%
• DSCR: 23.18
• 1% rule: 15.62%
• Cash to close: $2,100

Investor read

• This is a 3-bed/2.0-bath other listed at $8k.
• At list price, monthly cash flow is $872 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• It's been on market 109 days — a 9% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $7k (9.0% below list) — sets the bar for market timing.
• Local home prices are declining (-2.2%/yr); year-one equity from $52 of loan paydown is wiped out by about $164 of value loss. Plan a longer hold.
• Location reads 67/100 on livability (#517 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Cairo USD 1 (town): math 2% / reading 2% proficiency, ranked #620 of 620 in IL (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cairo Elementary School (math 5% / reading 5%, grade F, #1,741 of 2,056 statewide, top 93%, 182 students, 0% FRL); Cairo Jr/Sr High School (math 5% / reading 5%, grade F, #614 of 693 statewide, top 95%, 120 students, 0% FRL) — zoned schools average 0% FRL vs 88% district-wide (88 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP.
• Alexander County population projected at -53% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.2% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.