7080 Bee Branch Rd · Iuka, IL 62849

$89,900

4 bd · 2.0 ba · 1,248 sqft · SingleFamily · 9 Days on market

Built 1981 3.00 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Less than 10 minutes from Forbes State Park! 3 bedroom, 2 bath manufactured home on 3 acres. Open floor plan, large bath with Jacuzzi tub, large utility room with lots of storage, new metal roof in 2011 and a 30' X 40' pole barn with 20' X 30' lean-to. Lots of room for those big boy toys. This is what everyone wants, don't pass it up!! Electric range, rangehood, dishwasher & refrigerator. Appliances are included but condition is unknown and not warranted.

Key facts

• Large pole barn
• Storage shed
• Rural setting

Tags

• LARGE POLE BARN
• STORAGE SHED
• RURAL SETTING
• APPROXIMATELY 3 ACRES

Property features AI

Finance

• Other: No home warranty
• Financial info: Annual taxes listed for 2024

Exterior

• Utilities: Public water; Septic tank; Electric service by Ameren; No utilities listed
• Home design: Manufactured home; One level
• Construction: Construction materials: Unknown; Public records list 1,248 above-grade finished area
• Exterior features: Barn(s); Shed(s); 3-acre lot

Interior

• Bedrooms: Four bedrooms, all on the main level
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Natural gas heating; Cooling: Other
• Interior features: Ten total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 59/100 on livability (#1,045 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Salem Chsd 600 (town): math 25% / reading 30% proficiency, ranked #571 of 919 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Salem Community High School (math 22% / reading 17%, grade F, #397 of 693 statewide, top 61%, 732 students, 0% FRL).
• Market conditions: 10 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($622 loan paydown + $5k appreciation (5.9% local appreciation)).
• Marion County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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.
• Current owner paid $45k; list at $90k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $89,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.36% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.19%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 2.88×
• Total profit: $47,239
• Equity at exit: $56,116

10-year hold

• IRR: 26.9%
• Equity multiple: 5.85×
• Total profit: $122,156
• Equity at exit: $101,422

Cash invested: $25,172 (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 62849

• Home prices YoY: 5.2%
• Active inventory: 10
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$120 /mo · $1,444/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $340

Break-even live

Break-even rent $796

Max offer price $89,900

Occupancy floor 67%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   statusdays on market $89,900 Pending 9 DOM
2. 2026-06-04
   days on market $89,900 Active 7 DOM
3. 2026-06-02
   days on market $89,900 Active 6 DOM
4. 2026-06-01
   days on market $89,900 Active 5 DOM
5. 2026-05-31
   days on market $89,900 Active 4 DOM
6. 2026-05-31
   days on market $89,900 Active 3 DOM
7. 2026-05-27
   listed $89,900 Active
8. 2015-01-28
   soldstatus $45,000
9. 2015-01-27
   soldstatus 463-char remark

   Show marketing remark (463 chars)

   Less than 10 minutes from Forbes State Park! 3 bedroom, 2 bath manufactured home on 3 acres. Open floor plan, large bath with Jacuzzi tub, large utility room with lots of storage, new metal roof in 2011 and a 30' X 40' pole barn with 20' X 30' lean-to. Lots of room for those big boy toys. This is what everyone wants, don't pass it up!! Electric range, rangehood, dishwasher & refrigerator. Appliances are included but condition is unknown and not warranted.

10. 2015-01-27
    soldstatus 463-char remark

    Show marketing remark (463 chars)

    Less than 10 minutes from Forbes State Park! 3 bedroom, 2 bath manufactured home on 3 acres. Open floor plan, large bath with Jacuzzi tub, large utility room with lots of storage, new metal roof in 2011 and a 30' X 40' pole barn with 20' X 30' lean-to. Lots of room for those big boy toys. This is what everyone wants, don't pass it up!! Electric range, rangehood, dishwasher & refrigerator. Appliances are included but condition is unknown and not warranted.

11. 2014-12-01
    listed $79,900 463-char remark

    Show marketing remark (463 chars)

    Less than 10 minutes from Forbes State Park! 3 bedroom, 2 bath manufactured home on 3 acres. Open floor plan, large bath with Jacuzzi tub, large utility room with lots of storage, new metal roof in 2011 and a 30' X 40' pole barn with 20' X 30' lean-to. Lots of room for those big boy toys. This is what everyone wants, don't pass it up!! Electric range, rangehood, dishwasher & refrigerator. Appliances are included but condition is unknown and not warranted.

12. 2014-12-01
    listed $79,900 463-char remark

    Show marketing remark (463 chars)

    Less than 10 minutes from Forbes State Park! 3 bedroom, 2 bath manufactured home on 3 acres. Open floor plan, large bath with Jacuzzi tub, large utility room with lots of storage, new metal roof in 2011 and a 30' X 40' pole barn with 20' X 30' lean-to. Lots of room for those big boy toys. This is what everyone wants, don't pass it up!! Electric range, rangehood, dishwasher & refrigerator. Appliances are included but condition is unknown and not warranted.

ⓘ 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: $1,444 · $120/mo
• Projected year-2 tax: $1,742 · $145/mo
• Expected delta: +$299/yr (+$25/mo · 20.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $14,717
• − Mortgage interest: −$5,036
• − Property taxes: −$1,444
• − Insurance: −$450
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,615
• Taxable income: $2,818
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $3,400/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: Salem Chsd 600
• NCES district ID: 1735190
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $39,305
• Composite: 26.04/100
• National rank: #12738
• State rank: #571 of 919 in IL

Livability — Iuka

• Score: 59/100
• State rank: #1045
• US rank: #20042

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

• Population (ZIP): 1,904

Population outlook (Marion County) Hauer SSP2

• Today (2025): 36,071 people
• By 2030: 34,598 · -4.1%
• By 2040: 31,754 · -12.0%
• By 2050: 28,912 · -19.8%
• By 2075: 22,527 · -37.5%
• By 2100: 16,455 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+49.5) · D 24.6% · R 74.1% · Other 1.4%
• 2008→2024 swing: -47.5pp toward R · 2008: -2.0pp · 2024: -49.5pp
• All cycles: 2024: R+49.5 2020: R+46.6 2016: R+44.9 2012: R+19.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.93%
• Current HPI: 120.6826
• 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

+12.5% since first listed

6 events — show timeline

• 2026-05-27 Listed $89,900 MARIS as Distributed by MLS Grid
• 2015-01-28 Sold (Public Records) $45,000 Public Records
• 2015-01-27 Sold (MLS) — MRED as Distributed by MLS Grid
• 2015-01-27 Sold (MLS) — RMLSA as Distributed by MLS Grid
• 2014-12-01 Listed $79,900 MRED as Distributed by MLS Grid
• 2014-12-01 Listed $79,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2024): $1,444 · +1.8% YoY. Source: county tax records.