845 Lakeview Rd · Galatia, IL 62935

$105,000

1 bd · 1.0 ba · 520 sqft · SingleFamily · 84 Days on market

Built 2022 0.31 ac lot

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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).

• Appreciation +8.3/10.0
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Enjoy lake life in this charming 2022 tiny home on Harrisburg Lake, Lot #9! Situated on leased land through the City of Harrisburg, this property $800/year lease with a 3-year agreement. This 1-bedroom, 1-bath home features a bright open floor plan, perfect for relaxing or entertaining, along with a cozy electric fireplace in the living room. Some extra storage located up above. Step outside to take in the views from the inviting front porch or unwind on the spacious back deck overlooking the water. A large concrete patio at the rear provides additional space for gatherings and outdoor enjoyment. The property also includes a newly built boat dock with removable sections, a small, covered area for a swing, and ample room for multiple boats. Additional features include a water storage shed with pump, also has room for storage. A 1-car carport. Whether you're looking for a weekend retreat or a low-maintenance getaway, this lakefront gem delivers comfort, functionality, and scenic charm.

Key facts

• 0.31 acre lot
• 10 parking spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $78k (26.2% below list).
• Recommended offer: $78k (26.2% 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, schools F, amenities 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.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($726 loan paydown + $7k 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.
• By year 5, 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 84 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,514 (26.2% 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 84 days. Have you received any prior offers? Is the seller open to a 26% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.74% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.62%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.0%
• Equity multiple: 1.90×
• Total profit: $26,561
• Equity at exit: $69,675

10-year hold

• IRR: 13.5%
• Equity multiple: 3.82×
• Total profit: $83,004
• Equity at exit: $129,646

Cash invested: $29,400 (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: 11.3×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $-113

Break-even live

Break-even rent $919

Max offer price $88,610

Occupancy floor —

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $105,000 Active 84 DOM
2. 2026-06-17
   days on market $105,000 Active 83 DOM
3. 2026-06-16
   days on market $105,000 Active 82 DOM
4. 2026-06-16
   price $105,000 Active 81 DOM
5. 2026-06-15
   days on market $115,000 Active 81 DOM
6. 2026-06-13
   days on market $115,000 Active 79 DOM
7. 2026-06-12
   days on market $115,000 Active 78 DOM
8. 2026-06-09
   days on market $115,000 Active 75 DOM
9. 2026-06-08
   days on market $115,000 Active 74 DOM
10. 2026-06-07
    days on market $115,000 Active 73 DOM
11. 2026-06-04
    days on market $115,000 Active 69 DOM
12. 2026-06-02
    days on market $115,000 Active 68 DOM
13. 2026-06-01
    days on market $115,000 Active 67 DOM
14. 2026-05-31
    days on market $115,000 Active 66 DOM
15. 2026-05-31
    days on market $115,000 Active 65 DOM
16. 2026-03-26
    listed $115,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    Enjoy lake life in this charming 2022 tiny home on Harrisburg Lake, Lot #9! Situated on leased land through the City of Harrisburg, this property $800/year lease with a 3-year agreement. This 1-bedroom, 1-bath home features a bright open floor plan, perfect for relaxing or entertaining, along with a cozy electric fireplace in the living room. Some extra storage located up above. Step outside to take in the views from the inviting front porch or unwind on the spacious back deck overlooking the water. A large concrete patio at the rear provides additional space for gatherings and outdoor enjoyment. The property also includes a newly built boat dock with removable sections, a small, covered area for a swing, and ample room for multiple boats. Additional features include a water storage shed with pump, also has room for storage. A 1-car carport. Whether you're looking for a weekend retreat or a low-maintenance getaway, this lakefront gem delivers comfort, functionality, and scenic charm.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥107°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,302
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$3,055
• Taxable loss: −$3,223
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $-586/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

• 2026-03-26 Listed $115,000 MRED as Distributed by MLS Grid