2344 1300 · Oquawka, IL 61469

$49,900

1 bd · 1.0 ba · 600 sqft · SingleFamily · 74 Days on market

Built 1950 Good condition $83/sqft · at area comps Est $48k · at est. ↓ 8% since listing

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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 +5.9/15.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Quaint cabin for the weekend or short term stays! this darling one story offers open floor plan living room. dining room and kitchen with stainless refrigerator and gas range ( propane) . Handy main level laundry- This home is on leased land and will require new owners to be approved by land owner. Outside you will enjoy the large deck, partial fenced yard and oversized 1.5 car garage. Additional perks include a wood burning stove for extra heat if you dont want to use propane!

Key facts

• Large deck
• Open floor plan
• Partial fenced yard

Tags

• OPEN FLOOR PLAN
• STAINLESS REFRIGERATOR
• GAS RANGE
• MAIN LEVEL LAUNDRY
• LARGE DECK
• PARTIAL FENCED YARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($761 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#686 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• West Central CUSD 235 (rural): math 8% / reading 10% proficiency, ranked #581 of 620 in IL (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 5 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $1k appreciation (3.0% local appreciation)).
• Henderson County population projected at -31% 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 12.45%
• Cash-on-cash: 22.00%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $48,139
• List price: $49,900
• Delta: 3.66%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.2%
• Equity multiple: 2.60×
• Total profit: $22,337
• Equity at exit: $22,437

10-year hold

• IRR: 28.8%
• Equity multiple: 5.06×
• Total profit: $56,676
• Equity at exit: $34,578

Cash invested: $13,972 (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 61469

• Active inventory: 8
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $761 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $256

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 61%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $49,900 Active 74 DOM
2. 2026-06-18
   days on market $49,900 Active 73 DOM
3. 2026-06-17
   price $49,900 Active 72 DOM
4. 2026-06-17
   days on market $59,900 Active 72 DOM
5. 2026-06-16
   days on market $59,900 Active 71 DOM
6. 2026-06-15
   days on market $59,900 Active 70 DOM
7. 2026-06-14
   days on market $59,900 Active 68 DOM
8. 2026-06-12
   days on market $59,900 Active 67 DOM
9. 2026-06-09
   days on market $59,900 Active 64 DOM
10. 2026-06-08
    days on market $59,900 Active 63 DOM
11. 2026-06-07
    days on market $59,900 Active 62 DOM
12. 2026-06-07
    days on market $59,900 Active 61 DOM
13. 2026-06-02
    days on market $59,900 Active 57 DOM
14. 2026-06-01
    days on market $59,900 Active 56 DOM
15. 2026-05-31
    days on market $59,900 Active 55 DOM
16. 2026-05-30
    days on market $59,900 Active 54 DOM
17. 2026-04-29
    price $59,900 484-char remark

    Show marketing remark (484 chars)

    Quaint cabin for the weekend or short term stays! this darling one story offers open floor plan living room. dining room and kitchen with stainless refrigerator and gas range ( propane) . Handy main level laundry- This home is on leased land and will require new owners to be approved by land owner. Outside you will enjoy the large deck, partial fenced yard and oversized 1.5 car garage. Additional perks include a wood burning stove for extra heat if you dont want to use propane!

18. 2026-04-06
    listed $64,900 Active 484-char remark

    Show marketing remark (484 chars)

    Quaint cabin for the weekend or short term stays! this darling one story offers open floor plan living room. dining room and kitchen with stainless refrigerator and gas range ( propane) . Handy main level laundry- This home is on leased land and will require new owners to be approved by land owner. Outside you will enjoy the large deck, partial fenced yard and oversized 1.5 car garage. Additional perks include a wood burning stove for extra heat if you dont want to use propane!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,129
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$730
• − Management: −$730
• − Depreciation: −$1,452
• Taxable income: $2,424
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $2,492/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 · 13 photos

Good 75/100 Cosmetic rehab

This single-family home offers a good condition with updated interiors and a good roof. It's ready for a new owner to move in and enjoy the serene surroundings.

Value-add opportunities

• Both landscaping — improves curb appeal and rental value
• Both fencing — creates a private outdoor space and enhances rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and rental value ↑
• Both fencing — creates a private outdoor space and enhances rental appeal ↑

ⓘ 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: West Central CUSD 235
• NCES district ID: 1700319
• Math proficiency: 8% ▼ -3.00%
• Reading proficiency: 10% ▼ -9.00%
• Median HH income: $47,424
• Composite: 8.55/100
• National rank: #9902
• State rank: #581 of 620 in IL

Livability — Oquawka

• Score: 64/100
• State rank: #686
• US rank: #14037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,857

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 6,231 people
• By 2030: 5,815 · -6.7%
• By 2040: 5,016 · -19.5%
• By 2050: 4,310 · -30.8%
• By 2075: 3,166 · -49.2%
• By 2100: 2,285 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Iranian 3% Lithuanian 1% Portuguese 1%
• Foreign-born: 0% · China

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+38.8) · D 29.6% · R 68.4% · Other 1.9%
• 2008→2024 swing: -56.5pp toward R · 2008: 17.7pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+33.0 2016: R+28.8 2012: D+12.3 2008: D+17.7

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

-7.7% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $59,900 IAR
• 2026-04-06 Listed $64,900 IAR