1250 Fair City Rd · McClure, IL 62952

$69,000

3 bd · 1.0 ba · 940 sqft · Other · 58 Days on market

Built 1945 Fair condition 0.98 ac lot ↓ 8% since listing

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0

Listing remarks

Peaceful country living starts here! This 3-bedroom home sits on nearly one acre and offers hardwood floors, comfortable living spaces, and plenty of potential to make it your own. The dry basement with tall ceilings provides excellent storage, a laundry area, and additional work space. Whether you’re looking for a full-time residence, a weekend retreat, or an investment opportunity, this property is a great find at an affordable price. Call for your showing today!

Key facts

• Laundry area
• Tall ceilings
• Excellent storage

Tags

• HARDWOOD FLOORS
• DRY BASEMENT
• TALL CEILINGS
• EXCELLENT STORAGE
• LAUNDRY AREA
• ADDITIONAL WORK SPACE

Property features AI

Finance

• Other: Property listed as Active Under Contract

Exterior

• Parking: Gravel driveway/parking (no garage)
• Utilities: Septic system for wastewater
• Home design: Single family residence; Built in 1945; One-story plus additional upper, lower and basement levels
• Construction: Metal roof; Has basement (unfinished)
• Exterior features: Metal roof; Lot just under 1 acre with varied dimensions

Interior

• Kitchen: Kitchen with vinyl flooring
• Bedrooms: 3 bedrooms (main level bedrooms with egress windows; additional bedrooms on upper, lower, basement/additional levels)
• Flooring: Hardwood flooring in primary bedrooms; Vinyl flooring in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Unfinished basement; No fireplaces
• Laundry & utility: Septic system (water/sewer related)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $69k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,264 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment D, crime F, amenities F.
• Shawnee CUSD 84 (rural): math 15% / reading 15% proficiency, ranked #792 of 919 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Shawnee Elementary School (math 5% / reading 15%, grade F, #1,477 of 2,056 statewide, top 74%, 151 students, 0% FRL); Shawnee Jr High School (math 15% / reading 15%, grade F, #501 of 665 statewide, top 77%, 65 students, 0% FRL); Shawnee High School (math 10% / reading 10%, grade F, #528 of 693 statewide, top 82%, 69 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 21 active listings in the ZIP; 10 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $670 of equity ($477 loan paydown + $193 appreciation (0.3% local appreciation)).
• Union County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.39% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.74×
• Total profit: $14,255
• Equity at exit: $21,007

10-year hold

• IRR: 19.4%
• Equity multiple: 3.19×
• Total profit: $42,396
• Equity at exit: $26,040

Cash invested: $19,320 (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 62952

• Home prices YoY: 0.3%
• Active inventory: 21
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $241

Break-even live

Break-even rent $655

Max offer price $69,000

Occupancy floor 70%

Sensitivity live

Price	-10% $280	-5% $260	+0% $241	+5% $221	+10% $201
Rent	-10% $165	-5% $203	+0% $241	+5% $278	+10% $316
Rate	-1.0pp $275	-0.5pp $258	base $241	+0.5pp $223	+1.0pp $204

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $69,000 Under Contract 58 DOM
2. 2026-06-19
   days on market $69,000 Under Contract 56 DOM
3. 2026-06-18
   days on market $69,000 Under Contract 55 DOM
4. 2026-06-17
   days on market $69,000 Under Contract 54 DOM
5. 2026-06-16
   days on market $69,000 Under Contract 53 DOM
6. 2026-06-15
   days on market $69,000 Under Contract 52 DOM
7. 2026-06-14
   statusdays on market $69,000 Under Contract 50 DOM
8. 2026-06-13
   days on market $69,000 Active 49 DOM
9. 2026-06-10
   days on market $69,000 Active 47 DOM
10. 2026-06-09
    days on market $69,000 Active 46 DOM
11. 2026-06-08
    days on market $69,000 Active 45 DOM
12. 2026-06-07
    days on market $69,000 Active 44 DOM
13. 2026-06-02
    days on market $69,000 Active 39 DOM
14. 2026-06-01
    days on market $69,000 Active 38 DOM
15. 2026-05-31
    days on market $69,000 Active 37 DOM
16. 2026-05-30
    days on market $69,000 Active 36 DOM
17. 2026-05-12
    price $69,000 475-char remark
18. 2026-04-24
    listed $75,000 Active 475-char remark

ⓘ 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: $1,520 · $127/mo
• Projected year-2 tax: $1,543 · $129/mo
• Expected delta: +$23/yr (+$2/mo · 1.5%)

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

Taxation est. · year 1

• Rental income: $11,512
• − Mortgage interest: −$3,865
• − Property taxes: −$1,520
• − Insurance: −$345
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$2,007
• Taxable income: $1,932
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,423/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 · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom home requires moderate renovations to update the kitchen and exterior, but has a good foundation and dry basement for additional storage. Potential buyers and renters will appreciate the fresh paint and updated kitchen.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major kitchen appliances — outdated and worn
• Minor bathroom shower curtain — basic and outdated
• Minor exterior siding — some discoloration

Value-add opportunities

• Both update kitchen with new cabinets and appliances — modern kitchen will attract more buyers and renters
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics
• Both repair and paint exterior siding — improved exterior will increase curb appeal and home value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom shower curtain · basic and outdated	Minor	$500–3,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 4 items		$31,000–106,000

Value-add ROI direction

• Both update kitchen with new cabinets and appliances — modern kitchen will attract more buyers and renters ↑
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics ↑
• Both repair and paint exterior siding — improved exterior will increase curb appeal and home value ↑

ⓘ 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: Shawnee CUSD 84
• NCES district ID: 1742990
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $37,116
• Composite: 15.99/100
• National rank: #14300
• State rank: #792 of 919 in IL

Livability — McClure

• Score: 54/100
• State rank: #1264
• US rank: #23768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,950

Population outlook (Union County) Hauer SSP2

• Today (2025): 16,606 people
• By 2030: 16,055 · -3.3%
• By 2040: 14,875 · -10.4%
• By 2050: 13,645 · -17.8%
• By 2075: 10,704 · -35.5%
• By 2100: 7,880 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 10% Black 1%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+43.2) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -11.9pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+40.2 2016: R+39.8 2012: R+21.9 2008: R+11.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.28%
• Current HPI: 106.3031
• 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

-8.0% since first listed

3 events — show timeline

• 2026-06-14 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-12 Price Changed $69,000 RMLSA as Distributed by MLS Grid
• 2026-04-24 Listed $75,000 RMLSA as Distributed by MLS Grid