2035 Martin Luther King Jr Dr · Cairo, IL 62914

$45,000

3 bd · 2.0 ba · 2,700 sqft · SingleFamily · 103 Days on market

Built 1900 5,000 sqft lot Est $46k · at est.

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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 +8.4/15.0
• Appreciation +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.1/10.0

Listing remarks

Three bedroom, 2 bath home with beautiful oak woodwork located close in the main highway. Home has an enclosed front and back porch, detached garage and large room throughout. All situated on a corner lot.

Key facts

• Enclosed back porch
• Oak woodwork
• Corner lot

Tags

• OAK WOODWORK
• ENCLOSED FRONT PORCH
• ENCLOSED BACK PORCH
• CORNER LOT

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 2-story; Over 100 years old; Built before 1978
• Construction: Vinyl siding and frame construction; Block foundation
• Exterior features: Porch with screened area; Corner, level lot (50 x 100)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Master bedroom on second floor; Two additional bedrooms on second floor
• Flooring: Tile in kitchen; Carpet in living areas and bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Steam heat
• Interior features: Separate dining room; Partial basement with egress window
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#517 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Cairo USD 1 (town): math 2% / reading 2% proficiency, ranked #620 of 620 in IL (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cairo Elementary School (math 5% / reading 5%, grade F, #1,741 of 2,056 statewide, top 93%, 182 students, 0% FRL); Cairo Jr/Sr High School (math 5% / reading 5%, grade F, #614 of 693 statewide, top 95%, 120 students, 0% FRL) — zoned schools average 0% FRL vs 88% district-wide (88 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $311 of loan paydown is wiped out by about $982 of value loss. Plan a longer hold.
• Alexander County population projected at -53% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.2% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 2.83% ✓
• Cap rate: 24.76%
• Cash-on-cash: 65.95%
• DSCR: 3.93
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $45,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2035 Martin Luther King Jr Dr	0.00mi	3/2.0	2,700 (0%)	1mo	$45,000	$17	99

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

Projected returns pro-forma

-2.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.9%
• Equity multiple: 4.05×
• Total profit: $38,393
• Equity at exit: $8,367

10-year hold

• IRR: 69.6%
• Equity multiple: 8.28×
• Total profit: $91,689
• Equity at exit: $6,798

Cash invested: $12,600 (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 62914

• Home prices YoY: -3.9%
• Active inventory: 6
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $692

Break-even live

Break-even rent $399

Max offer price $45,000

Occupancy floor 41%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-23
   status Active
2. 2026-03-31
   status Pending
3. 2026-01-08
   status Active
4. 2026-01-05
   historical
5. 2025-10-24
   status Active
6. 2025-10-24
   historical
7. 2025-10-21
   historical Under Contract
8. 2025-09-26
   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: $726 · $60/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$148/yr (+$12/mo · 20.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,307
• − Mortgage interest: −$2,521
• − Property taxes: −$726
• − Insurance: −$225
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$1,309
• Taxable income: $8,077
• Est. tax owed @ 24.0%: −$1,939
• After-tax cash flow: $6,371/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: Cairo USD 1
• NCES district ID: 1708070
• Math proficiency: 2% ▲ 2.50%
• Reading proficiency: 2% ▲ 2.50%
• Median HH income: $22,594
• Composite: 0.79/100
• National rank: #10113
• State rank: #620 of 620 in IL

Livability — Cairo

• Score: 67/100
• State rank: #517
• US rank: #10655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cairo, IL
• Population (ZIP): 1,785

Population outlook (Alexander County) Hauer SSP2

• Today (2025): 4,931 people
• By 2030: 4,184 · -15.1%
• By 2040: 3,052 · -38.1%
• By 2050: 2,325 · -52.8%
• By 2075: 1,567 · -68.2%
• By 2100: 1,350 · -72.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 29% Two or more races 5%
• Common ancestry: Slovak 3% Italian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Alexander

• 2024 margin: R (+19.2) · D 39.8% · R 59.0% · Other 1.1%
• 2008→2024 swing: -31.9pp toward R · 2008: 12.6pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.2 2016: R+8.3 2012: D+13.6 2008: D+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.18%
• Current HPI: 54.5123
• 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

Property tax history

-0.9%/yr

Latest (2024): $726 · -9.2% YoY. Source: county tax records.