7066 White Swan Ln · Red Bud, IL 62278

$75,000

3 bd · 1.0 ba · 832 sqft · SingleFamily · 220 Days on market

Built 1989 Fair condition $90/sqft · 45% below area Est $135k · 45% under ↓ 25% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this rare opportunity for a Leased Property sale by the River! This 3-bedroom, 1-bath clubhouse by the river offers endless possibilities! Use it as your summer retreat, weekend hangout spot, or the ultimate hunting cabin. Enjoy peaceful river views, plenty of outdoor space, and a cozy interior ready for gatherings with friends and family. Whether you’re looking for a quiet escape or a place to make memories, this property is the perfect fit. This is a TURN KEY property. Everything will stay except the golf cart and lawn mower. Ask your agent for special lease terms! Sellers are selling AS IS.

Key facts

• Built 1989
• Listed 220 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#727 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.
• Red Bud CUSD 132 (town): math 20% / reading 35% proficiency, ranked #268 of 620 in IL (top 43%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 24 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Randolph County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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: 1.40% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.69%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $135,440
• List price: $75,000
• Delta: -44.62%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.2%
• Equity multiple: 1.36×
• Total profit: $7,574
• Equity at exit: $11,183

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $32,042
• Equity at exit: $6,485

Cash invested: $21,000 (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 62278

• Home prices YoY: -29.7%
• Active inventory: 24
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $309

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 65%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $75,000 Active 220 DOM
2. 2026-06-17
   days on market $75,000 Active 219 DOM
3. 2026-06-16
   days on market $75,000 Active 218 DOM
4. 2026-06-15
   days on market $75,000 Active 217 DOM
5. 2026-06-13
   days on market $75,000 Active 215 DOM
6. 2026-06-12
   days on market $75,000 Active 214 DOM
7. 2026-06-09
   days on market $75,000 Active 211 DOM
8. 2026-06-08
   days on market $75,000 Active 210 DOM
9. 2026-06-07
   days on market $75,000 Active 209 DOM
10. 2026-06-05
    days on market $75,000 Active 207 DOM
11. 2026-06-04
    days on market $75,000 Active 205 DOM
12. 2026-06-02
    days on market $75,000 Active 204 DOM
13. 2026-06-01
    days on market $75,000 Active 203 DOM
14. 2026-05-31
    days on market $75,000 Active 202 DOM
15. 2026-05-31
    days on market $75,000 Active 201 DOM
16. 2026-05-06
    status Active 624-char remark

    Show marketing remark (624 chars)

    Don't miss out on this rare opportunity for a Leased Property sale by the River! This 3-bedroom, 1-bath clubhouse by the river offers endless possibilities! Use it as your summer retreat, weekend hangout spot, or the ultimate hunting cabin. Enjoy peaceful river views, plenty of outdoor space, and a cozy interior ready for gatherings with friends and family. Whether you’re looking for a quiet escape or a place to make memories, this property is the perfect fit. This is a TURN KEY property. Everything will stay except the golf cart and lawn mower. Ask your agent for special lease terms! Sellers are selling AS IS.

17. 2026-05-06
    price $75,000 624-char remark

    Show marketing remark (624 chars)

    Don't miss out on this rare opportunity for a Leased Property sale by the River! This 3-bedroom, 1-bath clubhouse by the river offers endless possibilities! Use it as your summer retreat, weekend hangout spot, or the ultimate hunting cabin. Enjoy peaceful river views, plenty of outdoor space, and a cozy interior ready for gatherings with friends and family. Whether you’re looking for a quiet escape or a place to make memories, this property is the perfect fit. This is a TURN KEY property. Everything will stay except the golf cart and lawn mower. Ask your agent for special lease terms! Sellers are selling AS IS.

18. 2025-12-15
    price $85,000 624-char remark

    Show marketing remark (624 chars)

    Don't miss out on this rare opportunity for a Leased Property sale by the River! This 3-bedroom, 1-bath clubhouse by the river offers endless possibilities! Use it as your summer retreat, weekend hangout spot, or the ultimate hunting cabin. Enjoy peaceful river views, plenty of outdoor space, and a cozy interior ready for gatherings with friends and family. Whether you’re looking for a quiet escape or a place to make memories, this property is the perfect fit. This is a TURN KEY property. Everything will stay except the golf cart and lawn mower. Ask your agent for special lease terms! Sellers are selling AS IS.

19. 2025-11-05
    listed $100,000 Active 624-char remark

    Show marketing remark (624 chars)

    Don't miss out on this rare opportunity for a Leased Property sale by the River! This 3-bedroom, 1-bath clubhouse by the river offers endless possibilities! Use it as your summer retreat, weekend hangout spot, or the ultimate hunting cabin. Enjoy peaceful river views, plenty of outdoor space, and a cozy interior ready for gatherings with friends and family. Whether you’re looking for a quiet escape or a place to make memories, this property is the perfect fit. This is a TURN KEY property. Everything will stay except the golf cart and lawn mower. Ask your agent for special lease terms! Sellers are selling AS IS.

20. 2025-11-04
    historical $100,000 624-char remark

    Show marketing remark (624 chars)

    Don't miss out on this rare opportunity for a Leased Property sale by the River! This 3-bedroom, 1-bath clubhouse by the river offers endless possibilities! Use it as your summer retreat, weekend hangout spot, or the ultimate hunting cabin. Enjoy peaceful river views, plenty of outdoor space, and a cozy interior ready for gatherings with friends and family. Whether you’re looking for a quiet escape or a place to make memories, this property is the perfect fit. This is a TURN KEY property. Everything will stay except the golf cart and lawn mower. Ask your agent for special lease terms! Sellers are selling AS IS.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,574
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$2,182
• Taxable income: $2,679
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $3,071/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 · 12 photos

Fair 45/100 Cosmetic rehab

This property offers a rare opportunity for a turn-key lease by the river, but requires cosmetic upgrades to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Major Siding — Significant wear and tear
• Major Landscaping — Lack of landscaping and gravel driveway
• Minor Flooring — Worn carpet in living areas

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet — Improves comfort and appearance
• Both Upgrade kitchen cabinetry and appliances — Modernizes the space and increases functionality
• Both Upgrade bathroom fixtures — Enhances functionality and appearance
• Both Landscaping and curb appeal — Improves curb appeal and enhances overall property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Significant wear and tear	Major	$15,000–50,000
Landscaping · Lack of landscaping and gravel driveway	Major	$15,000–50,000
Flooring · Worn carpet in living areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — Improves comfort and appearance ↑
• Both Upgrade kitchen cabinetry and appliances — Modernizes the space and increases functionality ↑
• Both Upgrade bathroom fixtures — Enhances functionality and appearance ↑
• Both Landscaping and curb appeal — Improves curb appeal and enhances overall property value ↑

ⓘ 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: Red Bud CUSD 132
• NCES district ID: 1733300
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $54,391
• Composite: 24.5/100
• National rank: #7652
• State rank: #268 of 620 in IL

Livability — Red Bud

• Score: 64/100
• State rank: #727
• US rank: #14772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,425
• Population (ZIP): 6,425

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 31,417 people
• By 2030: 30,519 · -2.9%
• By 2040: 28,841 · -8.2%
• By 2050: 27,150 · -13.6%
• By 2075: 22,569 · -28.2%
• By 2100: 16,584 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Romanian 3% Serbian 1%
• Foreign-born: 3%
• Languages at home: 97% English-only · Other Asian/Pacific 2%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.7%
• 2008→2024 swing: -49.0pp toward R · 2008: -0.9pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+50.2 2016: R+46.8 2012: R+17.6 2008: R+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.77%
• Current HPI: 170.2242
• 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

-25.0% since first listed

5 events — show timeline

• 2026-05-06 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-06 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2025-12-15 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2025-11-05 Listed $100,000 MARIS as Distributed by MLS Grid
• 2025-11-04 Coming Soon $100,000 MARIS as Distributed by MLS Grid