120 E Wayne St · Jeffersonville, IL 62842

$35,000

3 bd · 1.0 ba · 1,882 sqft · SingleFamily · 7 Days on market

Built 1940 0.34 ac lot Est $30k · 16% over ↓ 59% 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
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.2/15.0

Listing remarks

3 bedroom 1 bath 1.5 story home on a corner lot with a 2 car detached garage! Property will be included the next Auction. Buyers must sign up and place bids though www. xome .com. All auction properties are subject to a 5% buyer s premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers agent to verify any and all info.

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• Other: Tax exemptions: Homeowner; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; Driveway parking; Total parking for 4 vehicles; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Estimated living area; Built before 1978
• Construction: Vinyl siding; Estimated age 81–90 years; Not rebuilt or rehabbed
• Exterior features: Lot approximately 0.25–0.49 acre; Lot dimensions about 100 x 150; Not zero lot line

Interior

• Kitchen: Kitchen on the main level (16 x 10)
• Bedrooms: 3 bedrooms total; Master bedroom on the main level (15 x 12); Two additional bedrooms on the second level (12 x 12 and 11 x 9)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 6 total rooms; Crawl space basement; School bus service available
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

Location & tenants

• Location reads 58/100 on livability (#1,120 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Fairfield Comm H S District 225 (town): math 15% / reading 25% proficiency, ranked #725 of 919 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($242 loan paydown + $1k appreciation (3.0% local appreciation)).
• Wayne County population projected at -12% 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1940 — 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: 3.60% ✓
• Cap rate: 31.61%
• Cash-on-cash: 90.43%
• DSCR: 5.02
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $30,112
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 E Wayne St	0.00mi	3/1.0	1,882 (0%)	1mo	$30,000	$16	99

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: 94.7%
• Equity multiple: 6.23×
• Total profit: $51,283
• Equity at exit: $15,738

10-year hold

• IRR: 94.3%
• Equity multiple: 12.91×
• Total profit: $116,686
• Equity at exit: $24,253

Cash invested: $9,800 (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 62842

• Active inventory: 2
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $739

Break-even live

Break-even rent $326

Max offer price $35,000

Occupancy floor 36%

Sensitivity live

Price	-10% $758	-5% $748	+0% $739	+5% $729	+10% $719
Rent	-10% $639	-5% $689	+0% $739	+5% $788	+10% $838
Rate	-1.0pp $756	-0.5pp $747	base $739	+0.5pp $729	+1.0pp $720

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   listed $35,000 Active
3. 2023-02-02
   soldstatus $86,000
4. 2023-01-04
   listed

ⓘ 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: $715 · $60/mo
• Projected year-2 tax: $755 · $63/mo
• Expected delta: +$40/yr (+$3/mo · 5.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,133
• − Mortgage interest: −$1,961
• − Property taxes: −$715
• − Insurance: −$175
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$1,018
• Taxable income: $8,843
• Est. tax owed @ 24.0%: −$2,122
• After-tax cash flow: $6,740/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: Fairfield Comm H S District 225
• NCES district ID: 1726180
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $36,920
• Composite: 19.89/100
• National rank: #13889
• State rank: #725 of 919 in IL

Livability — Jeffersonville

• Score: 58/100
• State rank: #1120
• US rank: #21168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeffersonville, IL
• Population (ZIP): 696

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 15,695 people
• By 2030: 15,277 · -2.7%
• By 2040: 14,526 · -7.4%
• By 2050: 13,826 · -11.9%
• By 2075: 12,049 · -23.2%
• By 2100: 9,912 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Asian 2%
• Common ancestry: Iranian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+70.9) · D 14.0% · R 84.9% · Other 1.1%
• 2008→2024 swing: -35.7pp toward R · 2008: -35.2pp · 2024: -70.9pp
• All cycles: 2024: R+70.9 2020: R+70.5 2016: R+71.7 2012: R+58.2 2008: R+35.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-59.3% since first listed

4 events — show timeline

• 2026-04-30 Pending — MRED as Distributed by MLS Grid
• 2026-04-23 Listed $35,000 MRED as Distributed by MLS Grid
• 2023-02-02 Sold (Public Records) $86,000 Public Records
• 2023-01-04 Listed — RMLSA as Distributed by MLS Grid

Property tax history

-6.0%/yr

Latest (2024): $715 · -33.8% YoY. Source: county tax records.