2333 County Road 800 Rd E · Burnt Prairie, IL 62820

$85,000

2 bd · 1.0 ba · 1,090 sqft · SingleFamily · 12 Days on market

Fair condition 0.80 ac lot

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Why this score? — see what drove the C+ 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks

Country Living with Convenience! If you've been dreaming of a peaceful country setting, this charming brick home on approximately 0.80 acres could be just what you're looking for. Offering 2 bedrooms and plenty of versatile living space, the enclosed front porch is perfect for a home office, nursery, hobby room, or additional sitting area. Inside, you'll find a comfortable living room accented by charming arched doorways, a dining room with a beautiful bay window that fills the space with natural light, a functional kitchen, and a spacious full bath with laundry area. One of the highlights of this home is the large sunroom overlooking the expansive backyard and surrounding open countryside

Key facts

• Large sunroom
• Storage shed
• Open countryside

Tags

• ENCLOSED FRONT PORCH
• LARGE SUNROOM
• DETACHED 2-CAR BRICK GARAGE
• STORAGE SHED
• EXPANSIVE BACKYARD
• OPEN COUNTRYSIDE

Property features AI

Finance

• Other: Lot approximately 0.5–0.99 acre with dimensions about 197 x 177
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage; Two garage spaces (four parking spaces total)
• Utilities: Public water; Septic tank sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Brick construction
• Exterior features: Sun room (12 x 17); Enclosed heated porch (7 x 22); Dining room (10 x 14); Living room (14 x 13); Family room

Interior

• Kitchen: Kitchen on the main level (11 x 14); Linoleum flooring in the kitchen
• Bedrooms: Master bedroom on the main level (12 x 12); Second bedroom on the main level (11 x 12); Additional bedroom listings present
• Flooring: Carpet in living areas, bedrooms, dining room, sun room, and enclosed porch; Linoleum in kitchen and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Six total rooms; Crawl space basement
• Laundry & utility: Main-level laundry room (3 x 12) with linoleum flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $85k).

Location & tenants

• Location reads 60/100 on livability (#971 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Carmi-White County CUSD 5 (town): math 24% / reading 35% proficiency, ranked #264 of 620 in IL (top 43%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• White County population projected at -15% 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

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. 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: 1.13% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.4

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: 15.9%
• Equity multiple: 1.91×
• Total profit: $21,556
• Equity at exit: $38,220

10-year hold

• IRR: 17.5%
• Equity multiple: 3.56×
• Total profit: $60,917
• Equity at exit: $58,901

Cash invested: $23,800 (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 62820

• Active inventory: 1
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $178

Break-even live

Break-even rent $733

Max offer price $85,000

Occupancy floor 76%

Sensitivity live

Price	-10% $226	-5% $202	+0% $178	+5% $153	+10% $129
Rent	-10% $102	-5% $140	+0% $178	+5% $215	+10% $253
Rate	-1.0pp $220	-0.5pp $199	base $178	+0.5pp $156	+1.0pp $133

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $85,000 Active 12 DOM
2. 2026-06-18
   days on market $85,000 Active 10 DOM
3. 2026-06-17
   days on market $85,000 Active 9 DOM
4. 2026-06-16
   days on market $85,000 Active 8 DOM
5. 2026-06-15
   days on market $85,000 Active 7 DOM
6. 2026-06-13
   days on market $85,000 Active 5 DOM
7. 2026-06-12
   days on market $85,000 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $85,000 Active 1 DOM

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$378/yr (+$32/mo · 32.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 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: $11,490
• − Mortgage interest: −$4,761
• − Property taxes: −$1,173
• − Insurance: −$425
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$2,473
• Taxable income: $820
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $1,934/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 · 12 photos

Fair 45/100 Moderate rehab

This charming brick home requires moderate renovations to improve its condition and increase its value. Key updates include painting, updating fixtures, and replacing appliances.

Repairs flagged

• Major Appliances — Old and worn
• Major Bathroom fixtures — Dated and in need of replacement

Value-add opportunities

• Both Painting and updating fixtures — Improves curb appeal and interior aesthetics
• Both New flooring — Enhances comfort and value
• Both Appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Old and worn	Major	$15,000–50,000
Bathroom fixtures · Dated and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Painting and updating fixtures — Improves curb appeal and interior aesthetics ↑
• Both New flooring — Enhances comfort and value ↑
• Both Appliances — Modernizes the kitchen and adds value ↑

ⓘ 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: Carmi-White County CUSD 5
• NCES district ID: 1708500
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $42,328
• Composite: 25.02/100
• National rank: #7555
• State rank: #264 of 620 in IL

Livability — Burnt Prairie

• Score: 60/100
• State rank: #971
• US rank: #18795

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 152

Population outlook (White County) Hauer SSP2

• Today (2025): 13,756 people
• By 2030: 13,316 · -3.2%
• By 2040: 12,487 · -9.2%
• By 2050: 11,731 · -14.7%
• By 2075: 9,948 · -27.7%
• By 2100: 7,494 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Lithuanian 1% Slovak 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+59.4) · D 19.7% · R 79.1% · Other 1.2%
• 2008→2024 swing: -50.4pp toward R · 2008: -9.0pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+57.5 2016: R+58.0 2012: R+36.0 2008: R+9.0

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

1 event — show timeline

• 2026-06-06 Listed $85,000 MRED as Distributed by MLS Grid

Property tax history

+8.3%/yr

Latest (2024): $1,173 · +8.3% YoY. Source: county tax records.