310 N 4th St · Elkville, IL 62932

$42,000

1 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 6 Days on market

Built 1990 4,700 sqft lot Est $82k · 49% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.3/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Don't be fooled by the outside of this one! There are three spacious bedrooms on a SLAB foundation and no stairs to be found. The appliances stay, there is a shed in the backyard for extra storage, and there is alley access to the driveway.

Key facts

• Slab foundation
• Shed in the backyard
• 4,700 sq ft lot

Tags

• SLAB FOUNDATION
• SHED IN THE BACKYARD
• ALLEY ACCESS TO THE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $42k).

Location & tenants

• Location reads 58/100 on livability (#1,123 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime D-.
• Elverado CUSD 196 (rural): math 25% / reading 45% proficiency, ranked #418 of 919 in IL (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 5 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $511 of equity ($290 loan paydown + $221 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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: property tax is 4.2% of price.
• 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.

Recommended offer $42,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 D 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: 2.21% ✓
• Cap rate: 16.25%
• Cash-on-cash: 35.55%
• DSCR: 2.58
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $82,368
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 W Main St	0.30mi	2/1.0 (+1)	1,051 (-0%)	2mo	$73,160	$70	79
503 S 6th St	0.64mi	2/1.0 (+1)	1,126 (+7%)	1mo	$88,000	$78	53
701 E Board St	0.40mi	2/1.0 (+1)	918 (-13%)	9mo	$82,500	$90	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 2.88×
• Total profit: $22,078
• Equity at exit: $13,310

10-year hold

• IRR: 40.0%
• Equity multiple: 5.66×
• Total profit: $54,804
• Equity at exit: $16,918

Cash invested: $11,760 (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 62932

• Home prices YoY: 0.6%
• Active inventory: 12
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$146 /mo · $1,747/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $348

Break-even live

Break-even rent $485

Max offer price $42,000

Occupancy floor 57%

Sensitivity live

Price	-10% $372	-5% $360	+0% $348	+5% $336	+10% $325
Rent	-10% $275	-5% $312	+0% $348	+5% $385	+10% $422
Rate	-1.0pp $370	-0.5pp $359	base $348	+0.5pp $337	+1.0pp $326

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-23
   status Pending
2. 2026-01-22
   soldstatus Closed
3. 2026-01-09
   status Pending
4. 2026-01-07
   status Active
5. 2026-01-06
   historical
6. 2026-01-06
   status Pending
7. 2026-01-06
   status Active
8. 2026-01-05
   status Pending
9. 2025-12-21
   historical
10. 2025-12-08
    price
11. 2025-10-30
    listed $42,000 Active
12. 2025-10-30
    listed Active

ⓘ 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: $1,747 · $146/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $11,114
• − Mortgage interest: −$2,353
• − Property taxes: −$1,747
• − Insurance: −$210
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$1,222
• Taxable income: $3,805
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $3,267/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: Elverado CUSD 196
• NCES district ID: 1713860
• Math proficiency: 25% ▲ 3.00%
• Reading proficiency: 45% ▲ 8.00%
• Median HH income: $42,241
• Composite: 32.2/100
• National rank: #10962
• State rank: #418 of 919 in IL

Livability — Elkville

• Score: 58/100
• State rank: #1123
• US rank: #21198

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkville, IL
• Population (ZIP): 1,178

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 59,093 people
• By 2030: 59,628 · +0.9%
• By 2040: 59,495 · +0.7%
• By 2050: 58,811 · -0.5%
• By 2075: 57,683 · -2.4%
• By 2100: 55,337 · -6.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Toss-up / Even · D 51.0% · R 47.5% · Other 1.4%
• 2008→2024 swing: -18.3pp toward R · 2008: 21.8pp · 2024: 3.5pp
• All cycles: 2024: D+3.5 2020: D+1.3 2016: D+3.0 2012: D+10.3 2008: D+21.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.53%
• Current HPI: 96.1674
• 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

12 events — show timeline

• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-01-22 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-01-09 Pending — MRED as Distributed by MLS Grid
• 2026-01-07 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-06 Pending — MRED as Distributed by MLS Grid
• 2026-01-06 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Pending — MRED as Distributed by MLS Grid
• 2025-12-21 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-08 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-30 Listed — RMLSA as Distributed by MLS Grid
• 2025-10-30 Listed $42,000 MRED as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2024): $1,747 · +7.5% YoY. Source: county tax records.