518 Locust St · Xenia, IL 62899

$35,900

2 bd · 1.0 ba · 720 sqft · SingleFamily · 3 Days on market

Built 1977 7,405 sqft lot Est $36k · at est.

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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 +7.6/15.0
• Appreciation +7.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Key facts

• 7,405 sq ft lot
• 2 parking spots
• Built 1977

Property features AI

Finance

• Other: Property located in unincorporated area
• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces total; Gravel driveway (owned)
• Utilities: Public water; Public sewer
• Home design: Detached single manufactured home; Fee simple ownership; Not currently leased; Built before 1978
• Construction: Metal roof; Steel siding; Block and pillar/post/pier foundation; Estimated age: 41–50 years
• Exterior features: Porch; Lot dimensions approximately 60 x 120; Lot smaller than 0.25 acre; School bus service available

Interior

• Kitchen: Kitchen on main level (12 x 11)
• Bedrooms: 2 bedrooms (both on main level); Master bedroom on main level
• Flooring: Vinyl flooring in living room and one bedroom; Carpet in master bedroom
• Bathrooms: 1 full bathroom (no tub)
• Heating & cooling: Natural gas forced air heating; Window air conditioning unit(s)
• Interior features: Four total rooms; Porch
• Laundry & utility: Laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $36k).

Location & tenants

• Location reads 57/100 on livability (#1,169 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Flora CUSD 35 (town): math 17% / reading 37% proficiency, ranked #299 of 620 in IL (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Flora Elementary School (math 21% / reading 37%, grade F, #727 of 2,056 statewide, top 36%, 681 students, 0% FRL); Flora High School (math 8% / reading 17%, grade F, #506 of 693 statewide, top 74%, 375 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 2 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($248 loan paydown + $1k appreciation (4.0% local appreciation)).
• Clay County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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.
• Current owner paid $14k; list at $36k implies a 156% gain — meaningful room to come down on a strong offer.

Recommended offer $35,900

Questions for the listing agent

1. Built in 1977 — 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. Crime grade is D 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: 2.30% ✓
• Cap rate: 19.95%
• Cash-on-cash: 48.79%
• DSCR: 3.17
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $36,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 Locust St	0.00mi	2/1.0	720 (0%)	0mo	$35,900	$50	100
320 Front St	0.24mi	2/—	760 (+6%)	22mo	$15,000	$20	61

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

Projected returns pro-forma

4.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.3%
• Equity multiple: 4.22×
• Total profit: $32,368
• Equity at exit: $18,275

10-year hold

• IRR: 53.9%
• Equity multiple: 8.60×
• Total profit: $76,397
• Equity at exit: $29,948

Cash invested: $10,052 (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 62899

• Home prices YoY: 3.2%
• Active inventory: 8
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$188
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $409

Break-even live

Break-even rent $308

Max offer price $35,900

Occupancy floor 45%

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-12
   status Pending
2. 2026-05-07
   listed $35,900 Active
3. 2023-03-29
   soldstatus $14,000
4. 2021-08-06
   historical
5. 2021-08-06
   historical
6. 2021-08-06
   historical
7. 2014-12-10
   historical
8. 2004-10-06
   soldstatus $17,500
9. 2003-03-06
   listed $22,500
10. 2002-07-13
    historical

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $649 · $54/mo
• Expected delta: +$166/yr (+$14/mo · 34.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 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: $9,906
• − Mortgage interest: −$2,011
• − Property taxes: −$483
• − Insurance: −$180
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$1,044
• Taxable income: $4,603
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $3,799/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: Flora CUSD 35
• NCES district ID: 1715400
• Math proficiency: 17% ▼ -4.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $41,463
• Composite: 22.82/100
• National rank: #8018
• State rank: #299 of 620 in IL

Livability — Xenia

• Score: 57/100
• State rank: #1169
• US rank: #22001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Xenia, IL
• Population (ZIP): 1,782

Population outlook (Clay County) Hauer SSP2

• Today (2025): 12,388 people
• By 2030: 11,808 · -4.7%
• By 2040: 10,644 · -14.1%
• By 2050: 9,500 · -23.3%
• By 2075: 6,985 · -43.6%
• By 2100: 4,811 · -61.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 3% Serbian 1%
• Foreign-born: 0%
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 2%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+67.3) · D 15.6% · R 82.9% · Other 1.5%
• 2008→2024 swing: -44.1pp toward R · 2008: -23.3pp · 2024: -67.3pp
• All cycles: 2024: R+67.3 2020: R+65.2 2016: R+63.6 2012: R+44.1 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.03%
• Current HPI: 130.1215
• 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

+59.6% since first listed

10 events — show timeline

• 2026-05-12 Pending — MRED as Distributed by MLS Grid
• 2026-05-07 Listed $35,900 MRED as Distributed by MLS Grid
• 2023-03-29 Sold (Public Records) $14,000 Public Records
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2014-12-10 Listing Removed — MRED as Distributed by MLS Grid
• 2004-10-06 Sold (MLS) $17,500 RMLSA as Distributed by MLS Grid
• 2003-03-06 Listed $22,500 RMLSA as Distributed by MLS Grid
• 2002-07-13 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2024): $483 · +2232.1% YoY. Source: county tax records.