800 E Mckinley St · Marion, IL 62959

$44,900

2 bd · 2.0 ba · 1,000 sqft · Other

Built 1930 5,000 sqft lot

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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 +7.5/15.0
• Rent growth +4.6/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom 2 bath home on a corner lot with a 1 car attached garage

Key facts

• 5,000 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $45k).
• Cap rate 16.6% vs local median 4.0% in Marion — 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 (#896 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Marion CUSD 2 (urban): math 20% / reading 31% proficiency, ranked #317 of 620 in IL (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+8.4%/yr); 226 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).
• This rent is only 17% of the median local income ($71k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.21% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.70%
• DSCR: 2.63
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.79×
• Total profit: $22,536
• Equity at exit: $6,695

10-year hold

• IRR: 48.0%
• Equity multiple: 6.99×
• Total profit: $75,354
• Equity at exit: $3,882

Cash invested: $12,572 (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 62959

• Rents YoY: 8.4%
• Active inventory: 226
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$147 /mo · $1,761/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $384

Break-even live

Break-even rent $507

Max offer price $44,900

Occupancy floor 56%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 E Boyton St Apt C Marion, IL	2.0	2.0	1100	$975	$0.89	43d	1	0.99mi
908 N Bentley St Unit 908-F Marion, IL	2.0	1.0	850	$850	$1.00	43d	1	1.11mi
1501 W Central St Marion, IL	2.0	2.0	1175	$1,175	$1.00	43d	1	1.27mi

Listing history 23 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-01-16
   soldstatus $44,000 Closed
5. 2026-01-16
   soldstatus $44,000 Closed
6. 2026-01-16
   soldstatus $44,000 Closed
7. 2026-01-16
   soldstatus $44,000 Closed
8. 2025-12-13
   status Pending
9. 2025-12-13
   historical
10. 2025-12-13
    historical
11. 2025-11-29
    listed $44,900
12. 2025-11-29
    listed Active
13. 2021-08-06
    historical
14. 2018-10-10
    soldstatus $30,000
15. 2009-04-14
    soldstatus $25,200
16. 2009-04-14
    soldstatus $25,200
17. 2009-02-18
    listed $29,900
18. 2009-02-18
    listed $29,900
19. 2006-09-08
    soldstatus $45,000
20. 2006-07-31
    historical
21. 2005-01-11
    soldstatus $27,500
22. 2004-12-30
    soldstatus $27,500
23. 2004-09-28
    listed $37,500

ⓘ 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: $1,761 · $147/mo
• Projected year-2 tax: $1,761 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,929
• − Mortgage interest: −$2,515
• − Property taxes: −$1,761
• − Insurance: −$224
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$1,306
• Taxable income: $4,214
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $3,602/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: Marion CUSD 2
• NCES district ID: 1724600
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 31% ▼ -11.00%
• Median HH income: $46,221
• Composite: 22.07/100
• National rank: #8189
• State rank: #317 of 620 in IL

Livability — Marion

• Score: 61/100
• State rank: #896
• US rank: #17434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, IL
• County: Williamson County · 38,451 people
• City population: 27,793
• Metro: Carbondale-Marion, IL
• Population (ZIP): 27,793
• Household income: $71,063
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 763.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -76.41%
• Current HPI: 137.5955
• Rent YoY: ▲ 8.40%
• Metro: Carbondale-Marion, IL
• 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

+17.3% since first listed

23 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-01-16 Sold (MLS) $44,000 MRED as Distributed by MLS Grid
• 2026-01-16 Sold (MLS) $44,000 MRED as Distributed by MLS Grid
• 2026-01-16 Sold (MLS) $44,000 MRED as Distributed by MLS Grid
• 2026-01-16 Sold (MLS) $44,000 MRED as Distributed by MLS Grid
• 2025-12-13 Pending — RMLSA as Distributed by MLS Grid
• 2025-12-13 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-13 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-29 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-29 Listed $44,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-10-10 Sold (Public Records) $30,000 Public Records
• 2009-04-14 Sold (MLS) $25,200 RMLSA as Distributed by MLS Grid
• 2009-04-14 Sold (MLS) $25,200 MRED as Distributed by MLS Grid
• 2009-02-18 Listed $29,900 RMLSA as Distributed by MLS Grid
• 2009-02-18 Listed $29,900 MRED as Distributed by MLS Grid
• 2006-09-08 Sold (Public Records) $45,000 Public Records
• 2006-07-31 Listing Removed — MRED as Distributed by MLS Grid
• 2005-01-11 Sold (Public Records) $27,500 Public Records
• 2004-12-30 Sold (MLS) $27,500 RMLSA as Distributed by MLS Grid
• 2004-09-28 Listed $37,500 RMLSA as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $1,761 · -0.2% YoY. Source: county tax records.