10 Womack Rd · Galatia, IL 62935

$69,500

1 bd · 1.0 ba · 476 sqft · SingleFamily · 134 Days on market

Built 2023 Fair condition $42/mo HOA · 5% of rent

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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 +20.2/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +6.1/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

LAKE LIVING!! COZY SMALL HOME ON HARRISBURG LAKE JUST FINISHED THIS YEAR! CHECK OUT THE PICTURES OF THIS BRAND NEW TINY VACATION/BOATING/FISHING HOME! There is a thirty-foot covered deck overlooking the dock and lake. Cathedral car-sided ceiling and walls, laminate flooring for easy cleaning, some furnishings can stay if wanted. Detached screened in room off of a covered patio. Firepit in yard for cozy evenings. Two outbuildings for storage of mower, etc. (There is a mower for sale, too) Inside you will find a full kitchen and bath on one end, a sitting area in the middle, and a king-sized bed with large windows overlooking the lake. WATER MUST BE BROUGHT IN, has a great system for running it inside. COULD EASILY BE AIR BNB'D if not using full-time.

Key facts

• Covered deck
• Laminate flooring
• Firepit

Tags

• COVERED DECK
• CATHEDRAL CEILING
• LAMINATE FLOORING
• SCREENED IN ROOM
• FIREPIT
• OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($772 rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#460 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Galatia CUSD 1 (rural): math 21% / reading 34% proficiency, ranked #557 of 919 in IL (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($481 loan paydown + $5k appreciation (6.5% local appreciation)).
• Saline County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.44×
• Total profit: $27,983
• Equity at exit: $46,118

10-year hold

• IRR: 19.9%
• Equity multiple: 4.98×
• Total profit: $77,475
• Equity at exit: $85,813

Cash invested: $19,460 (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 62935

• Home prices YoY: 5.1%
• Active inventory: 9
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $772 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$42
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $88

Break-even live

Break-even rent $661

Max offer price $69,500

Occupancy floor 84%

Sensitivity live

Price	-10% $136	-5% $112	+0% $88	+5% $64	+10% $40
Rent	-10% $27	-5% $57	+0% $88	+5% $118	+10% $149
Rate	-1.0pp $123	-0.5pp $106	base $88	+0.5pp $70	+1.0pp $52

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: water

Listing history 29 events

1. 2026-06-21
   days on market $69,500 Active 134 DOM
2. 2026-06-18
   days on market $69,500 Active 132 DOM
3. 2026-06-17
   days on market $69,500 Active 131 DOM
4. 2026-06-16
   days on market $69,500 Active 130 DOM
5. 2026-06-15
   days on market $69,500 Active 129 DOM
6. 2026-06-13
   days on market $69,500 Active 127 DOM
7. 2026-06-12
   days on market $69,500 Active 126 DOM
8. 2026-06-09
   days on market $69,500 Active 123 DOM
9. 2026-06-08
   days on market $69,500 Active 122 DOM
10. 2026-06-07
    days on market $69,500 Active 121 DOM
11. 2026-06-04
    days on market $69,500 Active 117 DOM
12. 2026-06-02
    days on market $69,500 Active 116 DOM
13. 2026-06-01
    days on market $69,500 Active 115 DOM
14. 2026-05-31
    days on market $69,500 Active 114 DOM
15. 2026-05-31
    days on market $69,500 Active 113 DOM
16. 2026-01-28
    historical
17. 2026-01-20
    status Active
18. 2026-01-14
    historical
19. 2026-01-08
    status Active
20. 2026-01-06
    historical

    Show marketing remark (766 chars)

    LAKE LIVING!! COZY SMALL HOME ON HARRISBURG LAKE JUST FINISHED THIS YEAR! CHECK OUT THE PICTURES OF THIS BRAND NEW TINY VACATION/BOATING/FISHING HOME! There is a thirty-foot covered deck overlooking the dock and lake. Cathedral car-sided ceiling and walls, laminate flooring for easy cleaning, some furnishings can stay if wanted. Detached screened in room off of a covered patio. Firepit in yard for cozy evenings. Two outbuildings for storage of mower, etc. (There is a mower for sale, too) Inside you will find a full kitchen and bath on one end, a sitting area in the middle, and a king-sized bed with large windows overlooking the lake. WATER MUST BE BROUGHT IN, has a great system for running it inside. COULD EASILY BE AIR BNB'D if not using full-time.

21. 2026-01-06
    listed $69,500 Active 766-char remark

    Show marketing remark (766 chars)

    LAKE LIVING!! COZY SMALL HOME ON HARRISBURG LAKE JUST FINISHED THIS YEAR! CHECK OUT THE PICTURES OF THIS BRAND NEW TINY VACATION/BOATING/FISHING HOME! There is a thirty-foot covered deck overlooking the dock and lake. Cathedral car-sided ceiling and walls, laminate flooring for easy cleaning, some furnishings can stay if wanted. Detached screened in room off of a covered patio. Firepit in yard for cozy evenings. Two outbuildings for storage of mower, etc. (There is a mower for sale, too) Inside you will find a full kitchen and bath on one end, a sitting area in the middle, and a king-sized bed with large windows overlooking the lake. WATER MUST BE BROUGHT IN, has a great system for running it inside. COULD EASILY BE AIR BNB'D if not using full-time.

22. 2026-01-05
    historical
23. 2025-04-05
    listed Active
24. 2024-07-10
    status Active
25. 2024-07-10
    price
26. 2024-07-10
    historical
27. 2024-07-10
    historical
28. 2024-05-08
    status Pending
29. 2024-03-25
    listed Active

ⓘ 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 6 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $9,269
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$741
• − Management: −$741
• − HOA: −$504
• − Depreciation: −$2,022
• Taxable loss: −$23
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $1,060/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

Fair 45/100 Cosmetic rehab

The home is in fair condition with some cosmetic updates needed, such as painting and landscaping, to improve its curb appeal and value.

Repairs flagged

• Minor Painting — The exterior and interior walls appear to have some discoloration and could benefit from a fresh coat of paint.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters.
• Both Landscaping — Well-maintained landscaping can enhance the home's curb appeal and add value to both resale and rental markets.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · The exterior and interior walls appear to have some discoloration and could benefit from a fresh coat of paint.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters. ↑
• Both Landscaping — Well-maintained landscaping can enhance the home's curb appeal and add value to both resale and rental markets. ↑

ⓘ 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: Galatia CUSD 1
• NCES district ID: 1716020
• Math proficiency: 21% ▲ 4.00%
• Reading proficiency: 34% ▲ 8.00%
• Median HH income: $43,648
• Composite: 26.43/100
• National rank: #12647
• State rank: #557 of 919 in IL

Livability — Galatia

• Score: 68/100
• State rank: #460
• US rank: #9547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,246

Population outlook (Saline County) Hauer SSP2

• Today (2025): 23,915 people
• By 2030: 23,262 · -2.7%
• By 2040: 21,775 · -8.9%
• By 2050: 20,098 · -16.0%
• By 2075: 15,234 · -36.3%
• By 2100: 10,302 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Italian 3% Polish 3% Romanian 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+49.0) · D 24.8% · R 73.8% · Other 1.3%
• 2008→2024 swing: -40.1pp toward R · 2008: -8.9pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.9 2016: R+50.7 2012: R+29.0 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.55%
• Current HPI: 134.5157
• 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

14 events — show timeline

• 2026-01-28 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-20 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-06 Listed $69,500 RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-04-05 Listed — RMLSA as Distributed by MLS Grid
• 2024-07-10 Relisted — RMLSA as Distributed by MLS Grid
• 2024-07-10 Price Changed — RMLSA as Distributed by MLS Grid
• 2024-07-10 Listing Removed — MRED as Distributed by MLS Grid
• 2024-07-10 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-05-08 Pending — RMLSA as Distributed by MLS Grid
• 2024-03-25 Listed — RMLSA as Distributed by MLS Grid