45 White Sands Rd · Goreville, IL 62922

$55,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 76 Days on market

Fair condition $39/sqft · 81% below area ↓ 19% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy summer living at its best! This 3-bedroom, 2-bath home is located in Hunts Resort at Lake of Egypt and offers a beautiful lake view. Relax on the front deck while taking in the water views or enjoy outdoor grilling and entertaining. Conveniently located within walking distance to the water and beach, this property also includes access to a boat launch ramp-perfect for lake lovers. With a little TLC, this home has great potential. The owner has already replaced some flooring, and additional flooring materials will be included for the new buyer. This is a manufactured home situated on leased land owned by the Corps of Engineers. ONLY the manufactred home is for sale. Annual lease is $450, plus applicable taxes. Don't miss this opportunity for an affordable lake getaway!

Key facts

• Front deck
• Outdoor grilling
• Boat launch ramp

Tags

• LAKE VIEW
• FRONT DECK
• OUTDOOR GRILLING
• BOAT LAUNCH RAMP
• WALKING DISTANCE TO THE WATER
• ACCESS TO BEACH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 1.3% in Goreville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#298 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Goreville CUD 1 (rural): math 18% / reading 31% proficiency, ranked #337 of 620 in IL (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Johnson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 D-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. 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.
7. 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.
8. 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: 2.13% ✓
• Cap rate: 18.16%
• Cash-on-cash: 42.40%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (median comp): $290,097
• List price: $55,000
• Delta: -81.04%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Nile Ln	0.17mi	3/2.0	1,296 (-7%)	6mo	$215,000	$166	74
1920 Egyptian Hills Dr	0.44mi	3/2.0	1,296 (-7%)	9mo	$335,000	$258	60
1150 Lakeview Dr	0.69mi	3/1.0	1,344 (-4%)	11mo	$315,000	$234	48
45 Donetta Ln	0.74mi	3/2.0	1,232 (-12%)	11mo	$80,000	$65	36
2740 Egyptian Hills Dr	0.72mi	3/2.0	1,587 (+13%)	21mo	$285,000	$180	27

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: 39.1%
• Equity multiple: 2.67×
• Total profit: $25,758
• Equity at exit: $8,201

10-year hold

• IRR: 45.5%
• Equity multiple: 5.36×
• Total profit: $67,121
• Equity at exit: $4,755

Cash invested: $15,400 (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 62922

• Home prices YoY: -21.4%
• Active inventory: 28
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $544

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 48%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $55,000 Active 76 DOM
2. 2026-06-18
   days on market $55,000 Active 75 DOM
3. 2026-06-17
   days on market $55,000 Active 74 DOM
4. 2026-06-16
   days on market $55,000 Active 73 DOM
5. 2026-06-15
   days on market $55,000 Active 72 DOM
6. 2026-06-14
   days on market $55,000 Active 70 DOM
7. 2026-06-13
   days on market $55,000 Active 69 DOM
8. 2026-06-10
   days on market $55,000 Active 67 DOM
9. 2026-06-09
   days on market $55,000 Active 66 DOM
10. 2026-06-08
    days on market $55,000 Active 65 DOM
11. 2026-06-07
    days on market $55,000 Active 64 DOM
12. 2026-06-05
    days on market $55,000 Active 61 DOM
13. 2026-06-02
    days on market $55,000 Active 59 DOM
14. 2026-06-01
    days on market $55,000 Active 58 DOM
15. 2026-05-31
    days on market $55,000 Active 57 DOM
16. 2026-05-30
    days on market $55,000 Active 56 DOM
17. 2026-05-07
    price $55,000 787-char remark

    Show marketing remark (787 chars)

    Enjoy summer living at its best! This 3-bedroom, 2-bath home is located in Hunts Resort at Lake of Egypt and offers a beautiful lake view. Relax on the front deck while taking in the water views or enjoy outdoor grilling and entertaining. Conveniently located within walking distance to the water and beach, this property also includes access to a boat launch ramp-perfect for lake lovers. With a little TLC, this home has great potential. The owner has already replaced some flooring, and additional flooring materials will be included for the new buyer. This is a manufactured home situated on leased land owned by the Corps of Engineers. ONLY the manufactred home is for sale. Annual lease is $450, plus applicable taxes. Don't miss this opportunity for an affordable lake getaway!

18. 2026-04-04
    listed $68,000 Active 787-char remark

    Show marketing remark (787 chars)

    Enjoy summer living at its best! This 3-bedroom, 2-bath home is located in Hunts Resort at Lake of Egypt and offers a beautiful lake view. Relax on the front deck while taking in the water views or enjoy outdoor grilling and entertaining. Conveniently located within walking distance to the water and beach, this property also includes access to a boat launch ramp-perfect for lake lovers. With a little TLC, this home has great potential. The owner has already replaced some flooring, and additional flooring materials will be included for the new buyer. This is a manufactured home situated on leased land owned by the Corps of Engineers. ONLY the manufactred home is for sale. Annual lease is $450, plus applicable taxes. Don't miss this opportunity for an affordable lake getaway!

19. 2025-12-01
    historical
20. 2025-11-30
    historical
21. 2025-11-07
    price
22. 2025-09-26
    price
23. 2025-07-18
    price
24. 2025-05-31
    listed Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $14,038
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$1,600
• Taxable income: $6,011
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $5,086/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath home in Hunts Resort at Lake of Egypt requires moderate renovations to improve its condition and appeal to buyers. The property has a good roof and foundation, but the kitchen and bathrooms need updates, and the exterior could benefit from landscaping. With some updates, it has great potential for resale and rental value.

Repairs flagged

• Minor kitchen flooring — existing flooring, some wear
• Minor bathroom flooring — existing flooring, some wear
• Moderate kitchen appliances — outdated appliances
• Moderate bathroom fixtures — outdated fixtures

Value-add opportunities

• Resale update kitchen appliances — modern appliances attract buyers
• Resale update bathroom fixtures — modern fixtures attract buyers
• Both paint interior walls — enhances interior appearance
• Both landscape and improve curb appeal — enhances exterior appearance and attracts buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen flooring · existing flooring, some wear	Minor	$500–3,000
bathroom flooring · existing flooring, some wear	Minor	$500–3,000
kitchen appliances · outdated appliances	Moderate	$3,000–15,000
bathroom fixtures · outdated fixtures	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Resale update kitchen appliances — modern appliances attract buyers ↑
• Resale update bathroom fixtures — modern fixtures attract buyers ↑
• Both paint interior walls — enhances interior appearance ↑
• Both landscape and improve curb appeal — enhances exterior appearance and attracts buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Goreville CUD 1
• NCES district ID: 1700014
• Math proficiency: 18% ▼ -4.00%
• Reading proficiency: 31% ▼ -13.00%
• Median HH income: $49,298
• Composite: 21.52/100
• National rank: #8317
• State rank: #337 of 620 in IL

Livability — Goreville

• Score: 72/100
• State rank: #298
• US rank: #5712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,072
• Population (ZIP): 2,697

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 13,355 people
• By 2030: 13,579 · +1.7%
• By 2040: 13,849 · +3.7%
• By 2050: 13,880 · +3.9%
• By 2075: 13,759 · +3.0%
• By 2100: 11,536 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 1%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+58.3) · D 20.3% · R 78.6% · Other 1.1%
• 2008→2024 swing: -23.7pp toward R · 2008: -34.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+58.6 2016: R+58.3 2012: R+42.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.71%
• Current HPI: 175.3764
• 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

-19.1% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $55,000 MRED as Distributed by MLS Grid
• 2026-04-04 Listed $68,000 MRED as Distributed by MLS Grid
• 2025-12-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-30 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-07 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-26 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-18 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-05-31 Listed — RMLSA as Distributed by MLS Grid