14568 Cambria Rd · Blairsville, IL 62918

$125,000

3 bd · 2.0 ba · 1,798 sqft · SingleFamily · 45 Days on market

Built 1996 3.71 ac lot Est $207k · 40% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +5.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special with Room to Grow! Located in Herrin school district this 3-bedroom, 2-bath home offers 1,789 square feet of living space on two spacious lots totaling approx. 3.71 acres, a rare opportunity for those looking to renovate, expand, or build. A new roof was put on the home in 2025! The primary bedroom features a large en-suite bath and walk-in closet, while the home also offers a big living room and a large eat-in kitchen, providing a solid layout ready for your vision. Outside, enjoy the flexibility of keeping both lots for added privacy and space or the potential of building on the 2nd parcel. A detached garage adds extra storage or workshop potential. With plenty of land an

Key facts

• Two spacious lots
• Large eat-in kitchen
• Big living room

Tags

• TWO SPACIOUS LOTS
• NEW ROOF
• DETACHED GARAGE
• BIG LIVING ROOM
• LARGE EAT-IN KITCHEN
• WORKSHOP POTENTIAL

Property features AI

Exterior

• Parking: Detached garage (1 car); Gravel parking
• Utilities: Public water; Septic system
• Home design: Single family residence; Built in 1996
• Construction: Manufactured home: Brillant ShadowBroo; Not new construction
• Exterior features: Wooded lot; Shingle roof

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet in bedrooms and living areas; Other flooring in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: One fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Herrin CUSD 4 (suburban): math 22% / reading 27% proficiency, ranked #364 of 620 in IL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Herrin C U S D 4 Elem School (math 21% / reading 25%, grade F, #929 of 2,056 statewide, top 45%, 679 students, 0% FRL); Herrin Middle School (math 24% / reading 28%, grade F, #318 of 665 statewide, top 48%, 507 students, 0% FRL); Herrin High School (math 22% / reading 32%, grade F, #218 of 693 statewide, top 35%, 686 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 110 active listings in the ZIP; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $206,770
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14592 Cambria Rd	0.03mi	3/2.0	1,608 (-11%)	20mo	$232,500	$145	64
1839 Dr Springs Rd	0.43mi	3/2.0	1,568 (-13%)	19mo	$115,000	$73	43
15293 Wall St	0.73mi	3/2.0	1,612 (-10%)	9mo	$185,000	$115	41
15293 Wall St	0.73mi	3/2.0	1,612 (-10%)	9mo	$185,000	$115	41

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $614
• Equity at exit: $18,638

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $27,251
• Equity at exit: $10,808

Cash invested: $35,000 (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 62918

• Home prices YoY: -13.8%
• Active inventory: 110
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $329

Break-even live

Break-even rent $935

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $399	-5% $364	+0% $329	+5% $293	+10% $258
Rent	-10% $222	-5% $275	+0% $329	+5% $382	+10% $435
Rate	-1.0pp $392	-0.5pp $360	base $329	+0.5pp $296	+1.0pp $263

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $125,000 Under Contract 45 DOM
2. 2026-06-19
   days on market $125,000 Under Contract 43 DOM
3. 2026-06-18
   days on market $125,000 Under Contract 42 DOM
4. 2026-06-17
   days on market $125,000 Under Contract 41 DOM
5. 2026-06-16
   days on market $125,000 Under Contract 40 DOM
6. 2026-06-15
   days on market $125,000 Under Contract 39 DOM
7. 2026-06-14
   days on market $125,000 Under Contract 37 DOM
8. 2026-06-13
   days on market $125,000 Under Contract 36 DOM
9. 2026-06-10
   days on market $125,000 Under Contract 34 DOM
10. 2026-06-09
    days on market $125,000 Under Contract 33 DOM
11. 2026-06-08
    days on market $125,000 Under Contract 32 DOM
12. 2026-06-07
    days on market $125,000 Under Contract 31 DOM
13. 2026-06-03
    days on market $125,000 Under Contract 27 DOM
14. 2026-06-02
    days on market $125,000 Under Contract 26 DOM
15. 2026-06-01
    days on market $125,000 Under Contract 25 DOM
16. 2026-05-31
    days on market $125,000 Under Contract 24 DOM
17. 2026-05-30
    days on market $125,000 Under Contract 23 DOM
18. 2026-05-11
    historical Under Contract
19. 2026-05-07
    listed $125,000 Active
20. 2026-04-21
    historical
21. 2026-02-28
    historical Under Contract
22. 2026-01-23
    listed Active

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $1,606 · $134/mo
• Expected delta: +$1,232/yr (+$103/mo · 328.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 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: $16,213
• − Mortgage interest: −$7,002
• − Property taxes: −$374
• − Insurance: −$625
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$3,636
• Taxable income: $1,981
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $3,467/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: Herrin CUSD 4
• NCES district ID: 1718810
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 27% ▼ -17.00%
• Median HH income: $38,824
• Composite: 20.56/100
• National rank: #8558
• State rank: #364 of 620 in IL

Livability — Blairsville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Blairsville, IL
• County: Williamson County · 38,451 people
• Metro: Carbondale-Marion, IL
• Population (ZIP): 10,658
• Household income: $70,920
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 240.0

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.58%
• Current HPI: 159.1431
• Rent YoY: —
• Metro: Carbondale-Marion, IL
• 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

5 events — show timeline

• 2026-05-11 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-07 Listed $125,000 RMLSA as Distributed by MLS Grid
• 2026-04-21 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-02-28 Contingent — RMLSA as Distributed by MLS Grid
• 2026-01-23 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2025): $374 · +8.1% YoY. Source: county tax records.