685 Durham Rd · Galatia, IL 62935

$160,000

2 bd · 2.0 ba · 1,400 sqft · SingleFamily · 76 Days on market

10 ac lot $114/sqft · at area comps Est $163k · at est.

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Why this score? — see what drove the D 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 +10.7/30.0
• Appreciation +8.3/10.0
• ARV discount +8.2/15.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Welcome to your own slice of Southern Illinois paradise! This beautiful 10-acre property near Harrisburg Lake offers the perfect blend of peaceful living and outdoor adventure. Whether you're dreaming of a homestead, a hunting retreat, or a quiet escape, this property delivers. Surrounded by abundant wildlife, it’s truly a hunter’s dream. Enjoy your private 1-acre pond with a charming dock, or take a short 1/8-mile stroll to the lake—clear a few trees and you could have a stunning water view right from your property. The home features a massive covered front porch complete with a swing and rocking chairs that stay. Inside, the spacious living room is filled with natural light and includes a cozy wood-burning fireplace. The dining area offers scenic views, and the kitchen provides ample cabinet space. An upstairs bedroom and loft add flexibility. Out back, a large deck is perfect for relaxing or entertaining. A newer 2-car detached garage, a new large heat pump, and solar panels that will be owned free and clear at closing add value and efficiency. The home could use a little TLC, but with its setting and potential, this is a rare opportunity you don’t want to miss! Call today for a showing!

Key facts

• Covered front porch
• Large deck
• 10 acre property

Tags

• 10 ACRE PROPERTY
• PRIVATE POND
• COVERED FRONT PORCH
• WOOD BURNING FIREPLACE
• LARGE DECK
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-77 ($-924/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (31.4% below list).
• Recommended offer: $110k (31.4% below list) — sets the bar for 1% rule.

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, amenities F, commute 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.
• Zoned schools: Galatia Elem School (math 12% / reading 27%, grade F, #1,054 of 2,056 statewide, top 54%, 170 students, 0% FRL); Galatia Jr High (math 24% / reading 34%, grade F, #256 of 665 statewide, top 41%, 89 students, 0% FRL); Galatia High School (math 10% / reading 10%, grade F, #528 of 693 statewide, top 82%, 108 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $10k 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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $109,683 (31.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 12.2

CMA / ARV

• ARV (median comp): $162,501
• List price: $160,000
• Delta: -1.54%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.0%
• Equity multiple: 2.04×
• Total profit: $46,460
• Equity at exit: $106,172

10-year hold

• IRR: 15.0%
• Equity multiple: 4.11×
• Total profit: $139,123
• Equity at exit: $197,556

Cash invested: $44,800 (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 62935

• Home prices YoY: 5.1%
• Active inventory: 9
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-77

Break-even live

Break-even rent $1,194

Max offer price $146,393

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-32	+0% $-77	+5% $-122	+10% $-168
Rent	-10% $-164	-5% $-120	+0% $-77	+5% $-34	+10% $10
Rate	-1.0pp $4	-0.5pp $-36	base $-77	+0.5pp $-118	+1.0pp $-161

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $160,000 Active 76 DOM
2. 2026-06-21
   days on market $160,000 Active 75 DOM
3. 2026-06-21
   days on market $160,000 Active 74 DOM
4. 2026-06-18
   days on market $160,000 Active 72 DOM
5. 2026-06-17
   days on market $160,000 Active 71 DOM
6. 2026-06-16
   days on market $160,000 Active 70 DOM
7. 2026-06-15
   days on market $160,000 Active 69 DOM
8. 2026-06-13
   days on market $160,000 Active 67 DOM
9. 2026-06-12
   days on market $160,000 Active 66 DOM
10. 2026-06-09
    days on market $160,000 Active 63 DOM
11. 2026-06-08
    days on market $160,000 Active 62 DOM
12. 2026-06-07
    days on market $160,000 Active 61 DOM
13. 2026-06-04
    days on market $160,000 Active 57 DOM
14. 2026-06-02
    days on market $160,000 Active 56 DOM
15. 2026-06-01
    days on market $160,000 Active 55 DOM
16. 2026-05-31
    days on market $160,000 Active 54 DOM
17. 2026-05-31
    days on market $160,000 Active 53 DOM
18. 2026-04-07
    listed $160,000 Active 1233-char remark

    Show marketing remark (1233 chars)

    Welcome to your own slice of Southern Illinois paradise! This beautiful 10-acre property near Harrisburg Lake offers the perfect blend of peaceful living and outdoor adventure. Whether you're dreaming of a homestead, a hunting retreat, or a quiet escape, this property delivers. Surrounded by abundant wildlife, it’s truly a hunter’s dream. Enjoy your private 1-acre pond with a charming dock, or take a short 1/8-mile stroll to the lake—clear a few trees and you could have a stunning water view right from your property. The home features a massive covered front porch complete with a swing and rocking chairs that stay. Inside, the spacious living room is filled with natural light and includes a cozy wood-burning fireplace. The dining area offers scenic views, and the kitchen provides ample cabinet space. An upstairs bedroom and loft add flexibility. Out back, a large deck is perfect for relaxing or entertaining. A newer 2-car detached garage, a new large heat pump, and solar panels that will be owned free and clear at closing add value and efficiency. The home could use a little TLC, but with its setting and potential, this is a rare opportunity you don’t want to miss! Call today for a showing!

ⓘ 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: $454 · $38/mo
• Projected year-2 tax: $2,043 · $170/mo
• Expected delta: +$1,589/yr (+$132/mo · 350.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥107°F today · 18 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: $13,162
• − Mortgage interest: −$8,962
• − Property taxes: −$454
• − Insurance: −$800
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$4,655
• Taxable loss: −$3,815
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $-9/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: 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

1 event — show timeline

• 2026-04-07 Listed $160,000 RMLSA as Distributed by MLS Grid