701 Boyd Ave · Iuka, IL 62849

$90,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 28 Days on market

Built 1974 0.28 ac lot

---

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 +23.2/30.0
• Appreciation +8.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home with plenty of space and comfort. Features a large living room and spacious kitchen, perfect for everyday living and entertaining. Home includes appliances and offers a fenced back yard and covered patio-great for pets or outdoor enjoyment. Enjoy the convenience of a one-car detached garage for parking or extra storage, additional parking spaces included A solid property ready to move into.

Key facts

• Fenced back yard
• Spacious kitchen
• Large living room

Tags

• LARGE LIVING ROOM
• SPACIOUS KITCHEN
• FENCED BACK YARD
• COVERED PATIO
• DETACHED GARAGE
• ADDITIONAL PARKING SPACES

Property features AI

Finance

• Other: Fee simple ownership; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with gravel driveway (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Aluminum siding exterior; Metal roof; Built approximately 51–60 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 120 x 100; Quarter-acre to half-acre lot (.25-.49 acre)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on main level (14 x 12) with carpet; Second bedroom on main level (10 x 8) with carpet; Additional bedrooms listed (no details provided)
• Flooring: Carpet in living areas and bedrooms; Vinyl in kitchen; Laminate in laundry room
• Bathrooms: One full bathroom
• Heating & cooling: Electric radiant heating; Window air conditioning units
• Interior features: Four total rooms; Crawl space basement; Ceiling fan(s)
• Laundry & utility: Main-level laundry room (14 x 5) with laminate flooring; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,045 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Salem Chsd 600 (town): math 25% / reading 30% proficiency, ranked #571 of 919 in IL (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($622 loan paydown + $5k appreciation (5.9% local appreciation)).
• Marion County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago 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.
• Current owner paid $65k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.43×
• Total profit: $36,030
• Equity at exit: $56,179

10-year hold

• IRR: 20.7%
• Equity multiple: 4.89×
• Total profit: $97,935
• Equity at exit: $101,535

Cash invested: $25,200 (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 62849

• Home prices YoY: 5.2%
• Active inventory: 10
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $164

Break-even live

Break-even rent $768

Max offer price $90,000

Occupancy floor 78%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $90,000 Active 28 DOM
2. 2026-06-17
   days on market $90,000 Active 27 DOM
3. 2026-06-16
   days on market $90,000 Active 26 DOM
4. 2026-06-15
   days on market $90,000 Active 25 DOM
5. 2026-06-13
   days on market $90,000 Active 23 DOM
6. 2026-06-12
   days on market $90,000 Active 22 DOM
7. 2026-06-09
   days on market $90,000 Active 19 DOM
8. 2026-06-08
   days on market $90,000 Active 18 DOM
9. 2026-06-07
   days on market $90,000 Active 17 DOM
10. 2026-06-07
    statusdays on marketlisting id $90,000 Active 16 DOM
11. 2026-06-03
    status $90,000 Pending 40 DOM
12. 2026-06-02
    days on market $90,000 Active 40 DOM
13. 2026-06-01
    days on market $90,000 Active 39 DOM
14. 2026-05-31
    days on market $90,000 Active 38 DOM
15. 2026-05-31
    days on market $90,000 Active 37 DOM
16. 2026-05-21
    listed $90,000 Active 425-char remark

    Show marketing remark (425 chars)

    Charming 2-bedroom, 1-bath home with plenty of space and comfort. Features a large living room and spacious kitchen, perfect for everyday living and entertaining. Home includes appliances and offers a fenced back yard and covered patio-great for pets or outdoor enjoyment. Enjoy the convenience of a one-car detached garage for parking or extra storage, additional parking spaces included A solid property ready to move into.

17. 2026-05-14
    price $90,000
18. 2026-04-23
    listed $95,000 Active
19. 2022-06-29
    soldstatus $65,000
20. 2022-06-24
    soldstatus $65,000 560-char remark

    Show marketing remark (560 chars)

    Nice Ranch Style Home in Iuka. This home has a large Livingroom along with an extra large kitchen/dining area with newly painted kitchen cabinets; making it a great space to gather for entertaining. It has a Cook-top stove, built-in oven, washer and dryer with window A/C that are included. There is extra storage in the laundry room just off of the attached garage. This home also has a newer metal roof, replacement windows, fenced back yard and sump pump. A great feature is the nice layout with open space, comfy feel and best of all; it is move-in ready!!

21. 2022-06-24
    soldstatus $65,000 Closed 560-char remark

    Show marketing remark (560 chars)

    Nice Ranch Style Home in Iuka. This home has a large Livingroom along with an extra large kitchen/dining area with newly painted kitchen cabinets; making it a great space to gather for entertaining. It has a Cook-top stove, built-in oven, washer and dryer with window A/C that are included. There is extra storage in the laundry room just off of the attached garage. This home also has a newer metal roof, replacement windows, fenced back yard and sump pump. A great feature is the nice layout with open space, comfy feel and best of all; it is move-in ready!!

22. 2022-05-12
    historical Under Contract 560-char remark

    Show marketing remark (560 chars)

    Nice Ranch Style Home in Iuka. This home has a large Livingroom along with an extra large kitchen/dining area with newly painted kitchen cabinets; making it a great space to gather for entertaining. It has a Cook-top stove, built-in oven, washer and dryer with window A/C that are included. There is extra storage in the laundry room just off of the attached garage. This home also has a newer metal roof, replacement windows, fenced back yard and sump pump. A great feature is the nice layout with open space, comfy feel and best of all; it is move-in ready!!

23. 2022-05-03
    status Pending 560-char remark

    Show marketing remark (560 chars)

    Nice Ranch Style Home in Iuka. This home has a large Livingroom along with an extra large kitchen/dining area with newly painted kitchen cabinets; making it a great space to gather for entertaining. It has a Cook-top stove, built-in oven, washer and dryer with window A/C that are included. There is extra storage in the laundry room just off of the attached garage. This home also has a newer metal roof, replacement windows, fenced back yard and sump pump. A great feature is the nice layout with open space, comfy feel and best of all; it is move-in ready!!

24. 2022-04-28
    listed $65,000 560-char remark

    Show marketing remark (560 chars)

    Nice Ranch Style Home in Iuka. This home has a large Livingroom along with an extra large kitchen/dining area with newly painted kitchen cabinets; making it a great space to gather for entertaining. It has a Cook-top stove, built-in oven, washer and dryer with window A/C that are included. There is extra storage in the laundry room just off of the attached garage. This home also has a newer metal roof, replacement windows, fenced back yard and sump pump. A great feature is the nice layout with open space, comfy feel and best of all; it is move-in ready!!

25. 2022-04-28
    listed $65,000 Active 560-char remark

    Show marketing remark (560 chars)

    Nice Ranch Style Home in Iuka. This home has a large Livingroom along with an extra large kitchen/dining area with newly painted kitchen cabinets; making it a great space to gather for entertaining. It has a Cook-top stove, built-in oven, washer and dryer with window A/C that are included. There is extra storage in the laundry room just off of the attached garage. This home also has a newer metal roof, replacement windows, fenced back yard and sump pump. A great feature is the nice layout with open space, comfy feel and best of all; it is move-in ready!!

26. 2019-04-15
    soldstatus $57,000
27. 2019-04-15
    soldstatus $57,000
28. 2019-04-15
    soldstatus $57,000
29. 2019-01-29
    listed $57,000
30. 2019-01-29
    listed $57,000
31. 2017-10-20
    soldstatus $57,000

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,605 · $134/mo
• Expected delta: +$438/yr (+$36/mo · 37.5%)

ⓘ 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,701
• − Mortgage interest: −$5,041
• − Property taxes: −$1,168
• − Insurance: −$450
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,618
• Taxable income: $551
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $1,830/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: Salem Chsd 600
• NCES district ID: 1735190
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $39,305
• Composite: 26.04/100
• National rank: #12738
• State rank: #571 of 919 in IL

Livability — Iuka

• Score: 59/100
• State rank: #1045
• US rank: #20042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iuka, IL
• Population (ZIP): 1,904

Population outlook (Marion County) Hauer SSP2

• Today (2025): 36,071 people
• By 2030: 34,598 · -4.1%
• By 2040: 31,754 · -12.0%
• By 2050: 28,912 · -19.8%
• By 2075: 22,527 · -37.5%
• By 2100: 16,455 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+49.5) · D 24.6% · R 74.1% · Other 1.4%
• 2008→2024 swing: -47.5pp toward R · 2008: -2.0pp · 2024: -49.5pp
• All cycles: 2024: R+49.5 2020: R+46.6 2016: R+44.9 2012: R+19.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.93%
• Current HPI: 120.6826
• 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

+57.9% since first listed

16 events — show timeline

• 2026-05-21 Listed $90,000 MARIS as Distributed by MLS Grid
• 2026-05-14 Price Changed $90,000 MRED as Distributed by MLS Grid
• 2026-04-23 Listed $95,000 MRED as Distributed by MLS Grid
• 2022-06-29 Sold (Public Records) $65,000 Public Records
• 2022-06-24 Sold (MLS) $65,000 RMLSA as Distributed by MLS Grid
• 2022-06-24 Sold (MLS) $65,000 MRED as Distributed by MLS Grid
• 2022-05-12 Contingent — RMLSA as Distributed by MLS Grid
• 2022-05-03 Pending — RMLSA as Distributed by MLS Grid
• 2022-04-28 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2022-04-28 Listed $65,000 MRED as Distributed by MLS Grid
• 2019-04-15 Sold (Public Records) $57,000 Public Records
• 2019-04-15 Sold (MLS) $57,000 RMLSA as Distributed by MLS Grid
• 2019-04-15 Sold (MLS) $57,000 MRED as Distributed by MLS Grid
• 2019-01-29 Listed $57,000 RMLSA as Distributed by MLS Grid
• 2019-01-29 Listed $57,000 MRED as Distributed by MLS Grid
• 2017-10-20 Sold (Public Records) $57,000 Public Records

Property tax history

+36.2%/yr

Latest (2024): $1,168 · +2.5% YoY. Source: county tax records.