1218 Weston Rd · Cave-In-Rock, IL 42064

$50,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 29 Days on market

Poor condition 11 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Stop!! The perfect place to start your homestead dreams. Brick home with hardwood floors on 10.68 acres. It has been empty for sometime and needs just a little TLC. This home is ready for someone just like you.

Key facts

• Brick home
• 10.68 acres
• Hardwood floors

Tags

• BRICK HOME
• HARDWOOD FLOORS
• 10.68 ACRES

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; One story
• Construction: Frame construction; Shingle roof
• Exterior features: Wooded lot; Rolling slope

Interior

• Kitchen: Electric water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; Attic fan cooling
• Interior features: Eat-in kitchen; Living room fireplace
• Laundry & utility: Laundry in basement; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Crittenden County (rural): math 33% / reading 41% proficiency, ranked #56 of 165 in KY (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crittenden County Elementary School (math 47% / reading 45%, grade D-, #137 of 676 statewide, top 21%, 642 students, 66% FRL); Crittenden County Middle School (math 26% / reading 39%, grade F, #116 of 217 statewide, top 55%, 291 students, 60% FRL); Crittenden County High School (math 22% / reading 37%, grade F, #127 of 254 statewide, top 58%, 429 students, 56% FRL).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Crittenden County population projected at -11% 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.87% ✓
• Cap rate: 16.37%
• Cash-on-cash: 35.99%
• DSCR: 2.60
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.7%
• Equity multiple: 2.33×
• Total profit: $18,635
• Equity at exit: $7,455

10-year hold

• IRR: 38.8%
• Equity multiple: 4.62×
• Total profit: $50,649
• Equity at exit: $4,323

Cash invested: $14,000 (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 42064

• Home prices YoY: -17.0%
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $420

Break-even live

Break-even rent $403

Max offer price $50,000

Occupancy floor 50%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $50,000 Active 29 DOM
2. 2026-06-17
   days on market $50,000 Active 28 DOM
3. 2026-06-16
   days on market $50,000 Active 27 DOM
4. 2026-06-15
   days on market $50,000 Active 26 DOM
5. 2026-06-13
   days on market $50,000 Active 24 DOM
6. 2026-06-12
   days on market $50,000 Active 23 DOM
7. 2026-06-09
   days on market $50,000 Active 20 DOM
8. 2026-06-08
   days on market $50,000 Active 19 DOM
9. 2026-06-07
   days on market $50,000 Active 18 DOM
10. 2026-06-07
    days on market $50,000 Active 17 DOM
11. 2026-06-04
    days on market $50,000 Active 14 DOM
12. 2026-06-02
    days on market $50,000 Active 13 DOM
13. 2026-06-01
    days on market $50,000 Active 12 DOM
14. 2026-05-31
    days on market $50,000 Active 11 DOM
15. 2026-05-31
    days on market $50,000 Active 10 DOM
16. 2026-05-19
    listed $50,000 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: $423 · $35/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$356/yr (+$30/mo · 84.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,212
• − Mortgage interest: −$2,801
• − Property taxes: −$423
• − Insurance: −$250
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$1,455
• Taxable income: $4,490
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $3,961/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof repair and landscaping, to become move-in ready.

Repairs flagged

• Major roof — Vegetation is growing on the roof, indicating potential water damage
• Major exterior — Vegetation is covering the roof and sides of the house
• Major landscaping — The property is overgrown with vegetation

Value-add opportunities

• Both landscaping and exterior maintenance — Improving the landscaping and exterior would enhance curb appeal and attract potential buyers
• Both roof repair — Fixing the roof would prevent further water damage and improve the home's structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Vegetation is growing on the roof, indicating potential water damage	Major	$15,000–50,000
exterior · Vegetation is covering the roof and sides of the house	Major	$15,000–50,000
landscaping · The property is overgrown with vegetation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and exterior maintenance — Improving the landscaping and exterior would enhance curb appeal and attract potential buyers ↑
• Both roof repair — Fixing the roof would prevent further water damage and improve the home's structural integrity ↑

ⓘ 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: Crittenden County
• NCES district ID: 2101380
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $36,316
• Composite: 30.67/100
• National rank: #6181
• State rank: #56 of 165 in KY

Livability — Cave-In-Rock

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,020

Population outlook (Crittenden County) Hauer SSP2

• Today (2025): 8,874 people
• By 2030: 8,634 · -2.7%
• By 2040: 8,244 · -7.1%
• By 2050: 7,884 · -11.2%
• By 2075: 7,033 · -20.7%
• By 2100: 5,847 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 6% Iranian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 1%

Political lean MEDSL · Crittenden

• 2024 margin: Solid R (+68.4) · D 15.2% · R 83.6% · Other 1.3%
• 2008→2024 swing: -34.0pp toward R · 2008: -34.4pp · 2024: -68.4pp
• All cycles: 2024: R+68.4 2020: R+64.1 2016: R+66.2 2012: R+48.8 2008: R+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.91%
• Current HPI: 170.1117
• 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

1 event — show timeline

• 2026-05-19 Listed $50,000 WKRMLS