1222 Midway Ct Ct · Marion, IL 62959

$49,900

2 bd · 1.0 ba · 792 sqft · Other · 17 Days on market

Built 1964

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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
• Rent growth +4.6/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the Market with no fault of the seller! This cozy two-bedroom home in Marion offers comfort and convenience. Move in right away and enjoy the recently updated features throughout the property. Inside, you'll find newer flooring that creates a fresh look with being low maintenance. The kitchen has newer cabinets. Appliances stay including an oven, vent hood and refrigerator. The bathroom has also been modernized to meet today's standards. Location is a key highlight. Pyramid Park is just a short walk away. Families will appreciate being within walking distance to Longfellow Elementary School, Marion Junior High and Marion High School. The primary bedroom is comfortably sized, while the second bedroom works well as a guest room or home office, depending on your needs. This property has a proven rental history, making it an attractive option for investors. For first-time buyers, it offers a chance to build equity instead of paying rent—actually costing less than typical rental payments in the area. See for yourself why this charming Marion home delivers on comfort, convenience, and value!

Key facts

• Garage
• Built 1964
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 4.0% in Marion — 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 61/100 on livability (#896 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Marion CUSD 2 (urban): math 20% / reading 31% proficiency, ranked #317 of 620 in IL (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+8.4%/yr); 226 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).
• This rent is only 16% of the median local income ($71k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.89% ✓
• Cap rate: 16.09%
• Cash-on-cash: 34.98%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 2.63×
• Total profit: $22,842
• Equity at exit: $7,440

10-year hold

• IRR: 45.2%
• Equity multiple: 6.44×
• Total profit: $76,000
• Equity at exit: $4,314

Cash invested: $13,972 (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 62959

• Rents YoY: 8.4%
• Active inventory: 226
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $407

Break-even live

Break-even rent $427

Max offer price $49,900

Occupancy floor 52%

Sensitivity live

Price	-10% $435	-5% $421	+0% $407	+5% $393	+10% $379
Rent	-10% $333	-5% $370	+0% $407	+5% $444	+10% $482
Rate	-1.0pp $432	-0.5pp $420	base $407	+0.5pp $394	+1.0pp $381

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 N Bentley St Unit 908-F Marion, IL	2.0	1.0	850	$850	$1.00	44d	1	1.31mi

Listing history 46 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-02-07
   soldstatus $55,500 Closed 1116-char remark

   Show marketing remark (1116 chars)

   Back on the Market with no fault of the seller! This cozy two-bedroom home in Marion offers comfort and convenience. Move in right away and enjoy the recently updated features throughout the property. Inside, you'll find newer flooring that creates a fresh look with being low maintenance. The kitchen has newer cabinets. Appliances stay including an oven, vent hood and refrigerator. The bathroom has also been modernized to meet today's standards. Location is a key highlight. Pyramid Park is just a short walk away. Families will appreciate being within walking distance to Longfellow Elementary School, Marion Junior High and Marion High School. The primary bedroom is comfortably sized, while the second bedroom works well as a guest room or home office, depending on your needs. This property has a proven rental history, making it an attractive option for investors. For first-time buyers, it offers a chance to build equity instead of paying rent—actually costing less than typical rental payments in the area. See for yourself why this charming Marion home delivers on comfort, convenience, and value!

5. 2026-02-06
   soldstatus $55,500
6. 2026-01-30
   historical 1116-char remark

   Show marketing remark (1116 chars)

   Back on the Market with no fault of the seller! This cozy two-bedroom home in Marion offers comfort and convenience. Move in right away and enjoy the recently updated features throughout the property. Inside, you'll find newer flooring that creates a fresh look with being low maintenance. The kitchen has newer cabinets. Appliances stay including an oven, vent hood and refrigerator. The bathroom has also been modernized to meet today's standards. Location is a key highlight. Pyramid Park is just a short walk away. Families will appreciate being within walking distance to Longfellow Elementary School, Marion Junior High and Marion High School. The primary bedroom is comfortably sized, while the second bedroom works well as a guest room or home office, depending on your needs. This property has a proven rental history, making it an attractive option for investors. For first-time buyers, it offers a chance to build equity instead of paying rent—actually costing less than typical rental payments in the area. See for yourself why this charming Marion home delivers on comfort, convenience, and value!

7. 2026-01-16
   status Pending
8. 2026-01-14
   historical
9. 2026-01-08
   status Pending
10. 2026-01-05
    historical
11. 2026-01-03
    status Pending
12. 2025-11-23
    historical Under Contract
13. 2025-11-22
    historical
14. 2025-11-22
    historical
15. 2025-11-22
    historical
16. 2025-11-22
    historical
17. 2025-11-22
    historical
18. 2025-11-21
    status Active
19. 2025-11-02
    historical Under Contract
20. 2025-09-29
    status Active
21. 2025-07-30
    historical Under Contract
22. 2025-07-17
    status Active
23. 2025-07-01
    historical Under Contract
24. 2025-06-19
    price
25. 2025-05-28
    listed $49,900 1116-char remark

    Show marketing remark (1116 chars)

    Back on the Market with no fault of the seller! This cozy two-bedroom home in Marion offers comfort and convenience. Move in right away and enjoy the recently updated features throughout the property. Inside, you'll find newer flooring that creates a fresh look with being low maintenance. The kitchen has newer cabinets. Appliances stay including an oven, vent hood and refrigerator. The bathroom has also been modernized to meet today's standards. Location is a key highlight. Pyramid Park is just a short walk away. Families will appreciate being within walking distance to Longfellow Elementary School, Marion Junior High and Marion High School. The primary bedroom is comfortably sized, while the second bedroom works well as a guest room or home office, depending on your needs. This property has a proven rental history, making it an attractive option for investors. For first-time buyers, it offers a chance to build equity instead of paying rent—actually costing less than typical rental payments in the area. See for yourself why this charming Marion home delivers on comfort, convenience, and value!

26. 2025-05-28
    listed Active

    Show marketing remark (1116 chars)

    Back on the Market with no fault of the seller! This cozy two-bedroom home in Marion offers comfort and convenience. Move in right away and enjoy the recently updated features throughout the property. Inside, you'll find newer flooring that creates a fresh look with being low maintenance. The kitchen has newer cabinets. Appliances stay including an oven, vent hood and refrigerator. The bathroom has also been modernized to meet today's standards. Location is a key highlight. Pyramid Park is just a short walk away. Families will appreciate being within walking distance to Longfellow Elementary School, Marion Junior High and Marion High School. The primary bedroom is comfortably sized, while the second bedroom works well as a guest room or home office, depending on your needs. This property has a proven rental history, making it an attractive option for investors. For first-time buyers, it offers a chance to build equity instead of paying rent—actually costing less than typical rental payments in the area. See for yourself why this charming Marion home delivers on comfort, convenience, and value!

27. 2024-11-15
    historical
28. 2024-11-15
    historical
29. 2024-09-29
    listed Active
30. 2022-12-05
    historical
31. 2022-12-05
    historical
32. 2022-11-25
    price
33. 2022-10-18
    listed Active
34. 2021-08-06
    historical
35. 2021-08-06
    historical
36. 2021-08-06
    historical
37. 2016-03-07
    soldstatus $23,000
38. 2016-03-07
    soldstatus $23,000
39. 2015-09-10
    listed $33,000
40. 2015-09-10
    listed $33,000
41. 2011-05-11
    soldstatus $28,500
42. 2011-05-11
    soldstatus $28,500
43. 2011-05-11
    soldstatus $28,500
44. 2011-03-18
    listed $32,900
45. 2011-03-18
    listed $32,900
46. 2011-02-28
    historical

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $896 · $75/mo
• Expected delta: +$237/yr (+$20/mo · 35.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,311
• − Mortgage interest: −$2,795
• − Property taxes: −$659
• − Insurance: −$250
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$1,452
• Taxable income: $4,346
• Est. tax owed @ 24.0%: −$1,043
• After-tax cash flow: $3,844/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: Marion CUSD 2
• NCES district ID: 1724600
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 31% ▼ -11.00%
• Median HH income: $46,221
• Composite: 22.07/100
• National rank: #8189
• State rank: #317 of 620 in IL

Livability — Marion

• Score: 61/100
• State rank: #896
• US rank: #17434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, IL
• County: Williamson County · 38,451 people
• City population: 27,793
• Metro: Carbondale-Marion, IL
• Population (ZIP): 27,793
• Household income: $71,063
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 763.0

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.41%
• Current HPI: 137.5955
• Rent YoY: ▲ 8.40%
• Metro: Carbondale-Marion, IL
• 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

+68.7% since first listed

46 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-02-07 Sold (MLS) $55,500 RMLSA as Distributed by MLS Grid
• 2026-02-06 Sold (Public Records) $55,500 Public Records
• 2026-01-30 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-16 Pending — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-03 Pending — MRED as Distributed by MLS Grid
• 2025-11-23 Contingent — RMLSA as Distributed by MLS Grid
• 2025-11-22 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-22 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-21 Relisted — RMLSA as Distributed by MLS Grid
• 2025-11-02 Contingent — RMLSA as Distributed by MLS Grid
• 2025-09-29 Relisted — RMLSA as Distributed by MLS Grid
• 2025-07-30 Contingent — RMLSA as Distributed by MLS Grid
• 2025-07-17 Relisted — RMLSA as Distributed by MLS Grid
• 2025-07-01 Contingent — RMLSA as Distributed by MLS Grid
• 2025-06-19 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-05-28 Listed — RMLSA as Distributed by MLS Grid
• 2025-05-28 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2024-11-15 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-11-15 Listing Removed — MRED as Distributed by MLS Grid
• 2024-09-29 Listed — RMLSA as Distributed by MLS Grid
• 2022-12-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-12-05 Listing Removed — MRED as Distributed by MLS Grid
• 2022-11-25 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-10-18 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2016-03-07 Sold (MLS) $23,000 RMLSA as Distributed by MLS Grid
• 2016-03-07 Sold (MLS) $23,000 MRED as Distributed by MLS Grid
• 2015-09-10 Listed $33,000 RMLSA as Distributed by MLS Grid
• 2015-09-10 Listed $33,000 MRED as Distributed by MLS Grid
• 2011-05-11 Sold (Public Records) $28,500 Public Records
• 2011-05-11 Sold (MLS) $28,500 MRED as Distributed by MLS Grid
• 2011-05-11 Sold (MLS) $28,500 RMLSA as Distributed by MLS Grid
• 2011-03-18 Listed $32,900 MRED as Distributed by MLS Grid
• 2011-03-18 Listed $32,900 RMLSA as Distributed by MLS Grid
• 2011-02-28 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $659 · +13.2% YoY. Source: county tax records.