825 3rd St · Rosiclare, IL 62982

$79,500

2 bd · 1.5 ba · 1,047 sqft · Other · 13 Days on market

0.31 ac lot

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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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Cute 2 BR Home High on the Hill in the Ohio River Town of Rosiclare IL !! Original Hardwood Floors Throughout Most of the Home. Thermal Windows. Original Craftsman Style Doors with Original Glass Knobs, Office was the Original 2 BR, before the Addition of the Very Spacious Bedroom with 15' Closet, and Patio Doors That Open to the Very Inviting Front Porch. Original Archways & Woodwork. Formal Dining Has Built-in Base Storage Cabinetry & A Bay Window. Laundry Rm once had 3/4 Bath to Left(believe plumbing still there). Clean Basement Adds Lots of Useable Space, Owner States Has Always Been Dry, with Older 3/4 Bath & a Gas Wall Heater(owner never used either). Pet Friendly with 2 Small Pet Doors. Big Corner Shady Yard with Garage & Attached Sheds. 24FTx 4.5FT Deep Above Ground Pool. Rose Bushes. Yes Can Use Sprucing Up Here & There But At This Price You Can Do It!! Owner Leaving Flooring For Bath. Great Starter or Retirement Home OR Make Wonderful Income Producing AirB&B/Vrbo Rental. Call Today to SEE !!!

Key facts

• Separate dining room
• Cooktop
• French doors

Tags

• HARDWOOD FLOORS
• COOKTOP
• BUILT-IN OVEN
• SEPARATE DINING ROOM
• BAY WINDOWS
• FRENCH DOORS

Property features AI

Finance

• Other: Special service area: No
• HOA & community: No master association fees required

Exterior

• Parking: Detached garage (1 garage space total); Additional parking for one vehicle
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab completed in 2015; School bus service available
• Construction: Asphalt roof; Built approximately 41–50 years ago; Foundation: Other; Construction materials: Other
• Exterior features: Corner lot; Lot dimensions approximately 115 x 118

Interior

• Kitchen: Microwave; Cooktop; Oven
• Bedrooms: Two bedrooms total (both on the main level); Master bedroom on main level
• Flooring: Hardwood flooring in living areas, dining room, kitchen, master and bedroom; Linoleum flooring in laundry room
• Bathrooms: One full bathroom; One half bathroom; Basement includes a bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Unfinished full basement; Separate dining room
• Laundry & utility: Main-level laundry room (6 x 10)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $80k).

Location & tenants

• Location reads 72/100 on livability (#320 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools 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.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($550 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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 $69k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.20% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.93%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.6%
• Equity multiple: 2.12×
• Total profit: $24,849
• Equity at exit: $35,747

10-year hold

• IRR: 20.8%
• Equity multiple: 4.01×
• Total profit: $67,052
• Equity at exit: $55,090

Cash invested: $22,260 (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 62982

• Active inventory: 9
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $240

Break-even live

Break-even rent $652

Max offer price $79,500

Occupancy floor 70%

Sensitivity live

Price	-10% $285	-5% $262	+0% $240	+5% $217	+10% $195
Rent	-10% $164	-5% $202	+0% $240	+5% $278	+10% $315
Rate	-1.0pp $280	-0.5pp $260	base $240	+0.5pp $219	+1.0pp $198

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $79,500 Active 13 DOM
2. 2026-06-18
   days on market $79,500 Active 11 DOM
3. 2026-06-17
   days on market $79,500 Active 10 DOM
4. 2026-06-16
   days on market $79,500 Active 9 DOM
5. 2026-06-15
   days on market $79,500 Active 8 DOM
6. 2026-06-13
   days on market $79,500 Active 6 DOM
7. 2026-06-12
   days on market $79,500 Active 5 DOM
8. 2026-06-09
   days on market $79,500 Active 2 DOM
9. 2026-06-08
   remarks 526-char remark
10. 2026-06-08
    listed $79,500 Active 1 DOM

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $1,294 · $108/mo
• Expected delta: +$510/yr (+$43/mo · 65.1%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,472
• − Mortgage interest: −$4,453
• − Property taxes: −$784
• − Insurance: −$398
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,313
• Taxable income: $1,689
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $2,473/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 — Rosiclare

• Score: 72/100
• State rank: #320
• US rank: #6346

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

• Census place: Rosiclare, IL
• Population (ZIP): 1,017

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: —
• 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

+127.8% since first listed

12 events — show timeline

• 2026-06-07 Listed $79,500 MRED as Distributed by MLS Grid
• 2024-11-30 Sold (MLS) $69,000 MRED as Distributed by MLS Grid
• 2024-11-30 Sold (MLS) $69,000 RMLSA as Distributed by MLS Grid
• 2024-11-25 Sold (Public Records) $69,000 Public Records
• 2024-10-11 Pending — RMLSA as Distributed by MLS Grid
• 2024-10-02 Listed $69,000 MRED as Distributed by MLS Grid
• 2024-10-02 Listed $69,000 RMLSA as Distributed by MLS Grid
• 2023-03-29 Sold (MLS) $33,750 MRED as Distributed by MLS Grid
• 2023-03-29 Sold (MLS) $33,750 RMLSA as Distributed by MLS Grid
• 2023-02-06 Contingent — RMLSA as Distributed by MLS Grid
• 2023-01-23 Listed $34,900 MRED as Distributed by MLS Grid
• 2023-01-23 Listed $34,900 RMLSA as Distributed by MLS Grid

Property tax history

-4.2%/yr

Latest (2024): $784 · -0.6% YoY. Source: county tax records.