307 S Poplar St · Farina, IL 62838

$50,000

3 bd · 1.0 ba · 1,224 sqft · Other public records · 48 Days on market

Built 1905 0.26 ac lot $41/sqft · 39% below area Est $89k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Spacious 3 bed 2 bath home located in Farina. A signed Hold harmless form is required to view prooperty

Key facts

• 0.26 acre lot
• 4 parking spots
• Built 1905

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#909 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• South Central CUD 401 (rural): math 12% / reading 19% proficiency, ranked #506 of 620 in IL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.0% local appreciation)).
• Fayette County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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. 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.
6. 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.
7. 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: 2.09% ✓
• Cap rate: 17.53%
• Cash-on-cash: 40.14%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (median comp): $88,849
• List price: $50,000
• Delta: -43.72%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.6%
• Equity multiple: 3.56×
• Total profit: $35,870
• Equity at exit: $22,482

10-year hold

• IRR: 45.4%
• Equity multiple: 7.14×
• Total profit: $85,935
• Equity at exit: $34,648

Cash invested: $14,000 (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 62838

• Active inventory: 6
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $468

Break-even live

Break-even rent $452

Max offer price $50,000

Occupancy floor 50%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-11
   status Pending 103-char remark

   Show marketing remark (103 chars)

   Spacious 3 bed 2 bath home located in Farina. A signed Hold harmless form is required to view prooperty

2. 2026-03-24
   listed $50,000 Active 103-char remark

   Show marketing remark (103 chars)

   Spacious 3 bed 2 bath home located in Farina. A signed Hold harmless form is required to view prooperty

3. 2021-10-27
   soldstatus $65,000
4. 2021-08-06
   historical
5. 2010-02-24
   soldstatus $28,500
6. 2010-01-11
   historical

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $1,011 · $84/mo
• Expected delta: +$124/yr (+$10/mo · 13.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,536
• − Mortgage interest: −$2,801
• − Property taxes: −$888
• − Insurance: −$250
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,455
• Taxable income: $5,137
• Est. tax owed @ 24.0%: −$1,233
• After-tax cash flow: $4,386/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: South Central CUD 401
• NCES district ID: 1700114
• Math proficiency: 12% ▼ -1.00%
• Reading proficiency: 19% ▼ -13.00%
• Median HH income: $43,276
• Composite: 13.52/100
• National rank: #9517
• State rank: #506 of 620 in IL

Livability — Farina

• Score: 61/100
• State rank: #909
• US rank: #17635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farina, IL
• Population (ZIP): 1,555

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 21,667 people
• By 2030: 21,362 · -1.4%
• By 2040: 20,602 · -4.9%
• By 2050: 19,669 · -9.2%
• By 2075: 16,870 · -22.1%
• By 2100: 12,861 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+64.7) · D 17.0% · R 81.7% · Other 1.3%
• 2008→2024 swing: -48.9pp toward R · 2008: -15.8pp · 2024: -64.7pp
• All cycles: 2024: R+64.7 2020: R+61.8 2016: R+58.3 2012: R+34.6 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+75.4% since first listed

6 events — show timeline

• 2026-05-11 Pending — MRED as Distributed by MLS Grid
• 2026-03-24 Listed $50,000 MRED as Distributed by MLS Grid
• 2021-10-27 Sold (Public Records) $65,000 Public Records
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2010-02-24 Sold (Public Records) $28,500 Public Records
• 2010-01-11 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2024): $888 · +9.2% YoY. Source: county tax records.