256A N IL Route 146 Hwy · Elizabethtown, IL 62931

$89,000

1 bd · 1.0 ba · 869 sqft · SingleFamily · 41 Days on market

Built 1950 0.60 ac lot $102/sqft · 38% below area Est $144k · 38% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• Appreciation +8.1/10.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Very cute and cozy home in Hardin county between Cave in Rock and Elizabethtown. This property offers a lot for a great price. Spacious kitchen, dining area and cozy living room. Large bedroom, basement is great for storage, office space, playroom for kids and great for storm protection. Attached garage, large covered carport set up for motorhome/camper parking, couple of sheds for additional storage. Large lot in a country setting. Close to Ohio river, garden of the gods and more. Metal roof approx 12 yrs old. High speed Shawnee fiber

Key facts

• Office space
• Cozy living room
• Attached garage

Tags

• SPACIOUS KITCHEN
• COZY LIVING ROOM
• OFFICE SPACE
• STORM PROTECTION
• ATTACHED GARAGE
• LARGE COVERED CARPORT

Property features AI

Exterior

• Parking: Attached garage (1 car); Shared driveway
• Utilities: Public water; Septic system
• Home design: Single family residence; One-story (additional/upper/lower levels noted); Built in 1950
• Construction: Metal roof; Crawl space/partial unfinished basement
• Exterior features: Shed(s); Level lot; Paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 1 bedroom (main level); Egress window in bedroom
• Flooring: Carpet in bedroom and living room; Laminate in kitchen and dining room
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Ceiling fans; High-speed internet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (5.6% below list).
• Recommended offer: $84k (5.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,225 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Hardin County CUSD 1 (rural): math 7% / reading 17% proficiency, ranked #564 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hardin County High School (math 5% / reading 24%, grade F, #473 of 693 statewide, top 69%, 161 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($615 loan paydown + $6k appreciation (6.2% local appreciation)).
• Hardin County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,013 (5.6% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.94% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (median comp): $143,904
• List price: $89,000
• Delta: -38.15%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.39×
• Total profit: $34,615
• Equity at exit: $57,104

10-year hold

• IRR: 19.8%
• Equity multiple: 4.82×
• Total profit: $95,317
• Equity at exit: $104,567

Cash invested: $24,920 (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 62931

• Home prices YoY: 4.5%
• Active inventory: 11
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $840 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $124

Break-even live

Break-even rent $684

Max offer price $89,000

Occupancy floor 80%

Sensitivity live

Price	-10% $174	-5% $149	+0% $124	+5% $98	+10% $73
Rent	-10% $57	-5% $90	+0% $124	+5% $157	+10% $190
Rate	-1.0pp $168	-0.5pp $146	base $124	+0.5pp $100	+1.0pp $77

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $89,000 Active 41 DOM
2. 2026-06-18
   days on market $89,000 Active 39 DOM
3. 2026-06-17
   days on market $89,000 Active 38 DOM
4. 2026-06-16
   days on market $89,000 Active 37 DOM
5. 2026-06-15
   days on market $89,000 Active 36 DOM
6. 2026-06-13
   days on market $89,000 Active 34 DOM
7. 2026-06-12
   days on market $89,000 Active 33 DOM
8. 2026-06-09
   days on market $89,000 Active 30 DOM
9. 2026-06-08
   days on market $89,000 Active 29 DOM
10. 2026-06-07
    days on market $89,000 Active 28 DOM
11. 2026-06-05
    days on market $89,000 Active 26 DOM
12. 2026-06-04
    days on market $89,000 Active 24 DOM
13. 2026-06-02
    days on market $89,000 Active 23 DOM
14. 2026-06-01
    days on market $89,000 Active 22 DOM
15. 2026-05-31
    days on market $89,000 Active 21 DOM
16. 2026-05-31
    days on market $89,000 Active 20 DOM
17. 2026-05-08
    listed $89,000 Active 541-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: $437 · $36/mo
• Projected year-2 tax: $1,228 · $102/mo
• Expected delta: +$792/yr (+$66/mo · 181.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,082
• − Mortgage interest: −$4,985
• − Property taxes: −$437
• − Insurance: −$445
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$2,589
• Taxable income: $12
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,479/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: Hardin County CUSD 1
• NCES district ID: 1718200
• Math proficiency: 7% ▼ -6.00%
• Reading proficiency: 17% ▼ -6.00%
• Median HH income: $37,617
• Composite: 10.06/100
• National rank: #9807
• State rank: #564 of 620 in IL

Livability — Elizabethtown

• Score: 56/100
• State rank: #1225
• US rank: #22986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,359

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 3,760 people
• By 2030: 3,548 · -5.6%
• By 2040: 3,134 · -16.6%
• By 2050: 2,786 · -25.9%
• By 2075: 2,118 · -43.7%
• By 2100: 1,578 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Serbian 7% Slovak 2% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+61.8) · D 18.6% · R 80.3% · Other 1.1%
• 2008→2024 swing: -42.3pp toward R · 2008: -19.4pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.4 2016: R+57.7 2012: R+34.0 2008: R+19.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.21%
• Current HPI: 142.5384
• 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

• 2026-05-08 Listed $89,000 RMLSA as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $437 · +4.6% YoY. Source: county tax records.