107 Bevard St · Cambria, IL 62915

$84,999

2 bd · 2.0 ba · 1,247 sqft · SingleFamily · 14 Days on market

Built 1924 0.29 ac lot Est $167k · 49% under

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled on a quiet, serene road within the sought-after Carterville School District, this 2-bedroom, 2-bath home offers comfort, space and endless possibilities. Situated on a large double lot, the property provides ample outdoor space for recreation, gardening, expansion opportunities or simply enjoying the peaceful setting. Inside, you'll find generously sized bedrooms and an open, split floor plan that creates a spacious, welcoming atmosphere perfect for everyday living and entertaining. With a little TLC, this property presents an excellent opportunity for first-time buyers, investors or anyone looking to add their personal touch and build equity. Whether you're searching for a starter

Key facts

• Ample outdoor space
• Large double lot
• 0.29 acre lot

Tags

• CARTERVILLE SCHOOL DISTRICT
• LARGE DOUBLE LOT
• AMPLE OUTDOOR SPACE
• OPEN SPLIT FLOOR PLAN

Property features AI

Exterior

• Parking: Gravel, oversized parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1924
• Construction: Shingle roof; Total building area approx. 1247 (living area listed as 1247)
• Exterior features: Fenced yard; Paved road access; Lot dimensions approx. 125 x 100

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (both on the main level; approx. 14.1 x 13.1 and 13.5 x 10.2); Egress windows in bedrooms
• Flooring: Laminate flooring in bedrooms and kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Refrigerator included; No basement; No fireplaces
• Laundry & utility: Public water and public sewer available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $85k).
• Cap rate 8.8% vs local median 2.6% in Cambria — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#931 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Carterville CUSD 5 (suburban): math 29% / reading 43% proficiency, ranked #185 of 620 in IL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carterville Jr High Sch (math 29% / reading 45%, grade F, #167 of 665 statewide, top 27%, 363 students, 0% FRL); Carterville High School (math 37% / reading 42%, grade F, #88 of 693 statewide, top 14%, 636 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,999

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $167,098
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Bevard St	0.04mi	3/1.0 (+1)	1,200 (-4%)	10mo	$155,500	$130	74
411 N Maple St	0.29mi	3/2.0 (+1)	1,222 (-2%)	13mo	$89,900	$74	68
209 Madison St	0.66mi	3/2.0 (+1)	1,300 (+4%)	2mo	$210,000	$162	56
507 S Maple St	0.52mi	3/2.0 (+1)	1,173 (-6%)	9mo	$180,000	$153	53
614 S Elm	0.66mi	3/2.0 (+1)	1,232 (-1%)	12mo	$165,000	$134	52
314 Chestnut St	0.43mi	2/1.0	1,096 (-12%)	9mo	$76,000	$69	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 15.7%
• Equity multiple: 1.90×
• Total profit: $21,357
• Equity at exit: $38,219

10-year hold

• IRR: 17.4%
• Equity multiple: 3.54×
• Total profit: $60,449
• Equity at exit: $58,900

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 62915

• Active inventory: 7
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $175

Break-even live

Break-even rent $705

Max offer price $84,999

Occupancy floor 76%

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 12 events

1. 2026-06-19
   days on market $84,999 Active 14 DOM
2. 2026-06-18
   days on market $84,999 Active 13 DOM
3. 2026-06-17
   days on market $84,999 Active 12 DOM
4. 2026-06-16
   days on market $84,999 Active 11 DOM
5. 2026-06-15
   days on market $84,999 Active 10 DOM
6. 2026-06-14
   days on market $84,999 Active 8 DOM
7. 2026-06-13
   days on market $84,999 Active 7 DOM
8. 2026-06-10
   days on market $84,999 Active 5 DOM
9. 2026-06-09
   days on market $84,999 Active 4 DOM
10. 2026-06-08
    days on market $84,999 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $84,999 Active 2 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: $913 · $76/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: +$508/yr (+$42/mo · 55.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,117
• − Mortgage interest: −$4,761
• − Property taxes: −$913
• − Insurance: −$425
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$2,473
• Taxable income: $766
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $1,912/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: Carterville CUSD 5
• NCES district ID: 1708640
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $47,344
• Composite: 30.87/100
• National rank: #6122
• State rank: #185 of 620 in IL

Livability — Cambria

• Score: 61/100
• State rank: #931
• US rank: #18092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambria, IL
• City population: 473
• Population (ZIP): 473

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 13% Hispanic / Latino 12% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 6%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

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

• 2026-06-05 Listed $84,999 RMLSA as Distributed by MLS Grid

Property tax history

+9.7%/yr

Latest (2025): $913 · +72.1% YoY. Source: county tax records.