1218 Weston Rd

Cave-In-Rock, IL 42064

$50,000B-

2 bd · 1.0 ba · 1,036 sqft · Built — · SingleFamily · Active · 29 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $934/mo
• Mortgage (P&I): −$262
• Tax + insurance: −$56
• HOA: −$0
• Vac / Maint / Mgmt: −$196
• Net cashflow: $420/mo
• Annual: $5,038/yr
• Cap rate: 16.37%
• Cash-on-cash: 35.99%
• DSCR: 2.60
• 1% rule: 1.87%
• Cash to close: $14,000

Investor read

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated poor.
• 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).
• It's been on market 29 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• 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.
• 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).
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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