7550 E Mathews Bay Rd · Bath, IL 62617

$69,900

2 bd · 1.0 ba · 878 sqft · SingleFamily · 59 Days on market

Fair condition $80/sqft · 131% above area

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0

Listing remarks MLS

So much more than meets the eye! Tucked away on a private drive with breathtaking views of Mathews Bay, this rare Mason County find offers the perfect outdoor escape just minutes from Sanganois and Jim Edgar Panther Creek State Fish & Wildlife Areas. With a little love, this 2-bedroom, 1 bath cabin could be the ideal weekend getaway you’ve been searching for. Some interior features include a spacious mudroom/laundry area, eat in kitchen with appliances included, and a cozy living room with a large picture window overlooking the bay. This home features a private well and septic on the property, updated metal roof, large carport, and an extra storage shed. Situated on a leased lot with an affordable annual lease of just $150. Make your move QUICKLY before this rare Mason County retreat gets scooped up!

Key facts

• Breathtaking views
• Private well
• Eat in kitchen

Tags

• PRIVATE DRIVE
• BREATHTAKING VIEWS
• SPACIOUS MUDROOM
• EAT IN KITCHEN
• LARGE PICTURE WINDOW
• PRIVATE WELL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,134 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime D-.
• Havana CUSD 126 (town): math 17% / reading 22% proficiency, ranked #448 of 620 in IL (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 7 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Mason County population projected at -30% 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. Crime grade is D 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?
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: 1.22% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $30,231
• List price: $69,900
• Delta: 131.22%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.4%
• Equity multiple: 2.05×
• Total profit: $20,561
• Equity at exit: $31,430

10-year hold

• IRR: 19.8%
• Equity multiple: 3.87×
• Total profit: $56,227
• Equity at exit: $48,437

Cash invested: $19,572 (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 62617

• Active inventory: 3
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $190

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 73%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $69,900 Active 59 DOM
2. 2026-06-17
   days on market $69,900 Active 58 DOM
3. 2026-06-16
   days on market $69,900 Active 57 DOM
4. 2026-06-15
   days on market $69,900 Active 56 DOM
5. 2026-06-13
   days on market $69,900 Active 54 DOM
6. 2026-06-12
   days on market $69,900 Active 53 DOM
7. 2026-06-09
   pricedays on market $69,900 Active 50 DOM
8. 2026-06-08
   days on market $75,000 Active 49 DOM
9. 2026-06-07
   days on market $75,000 Active 48 DOM
10. 2026-06-05
    days on market $75,000 Active 46 DOM
11. 2026-06-04
    days on market $75,000 Active 44 DOM
12. 2026-06-02
    days on market $75,000 Active 43 DOM
13. 2026-06-01
    days on market $75,000 Active 42 DOM
14. 2026-05-31
    days on market $75,000 Active 41 DOM
15. 2026-05-31
    days on market $75,000 Active 40 DOM
16. 2026-04-20
    listed $75,000 Active 821-char remark

    Show marketing remark (821 chars)

    So much more than meets the eye! Tucked away on a private drive with breathtaking views of Mathews Bay, this rare Mason County find offers the perfect outdoor escape just minutes from Sanganois and Jim Edgar Panther Creek State Fish & Wildlife Areas. With a little love, this 2-bedroom, 1 bath cabin could be the ideal weekend getaway you’ve been searching for. Some interior features include a spacious mudroom/laundry area, eat in kitchen with appliances included, and a cozy living room with a large picture window overlooking the bay. This home features a private well and septic on the property, updated metal roof, large carport, and an extra storage shed. Situated on a leased lot with an affordable annual lease of just $150. Make your move QUICKLY before this rare Mason County retreat gets scooped up!

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,230
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$2,033
• Taxable income: $1,246
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $1,986/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and updates to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Metal roof — Signs of significant weathering
• Major Siding — Worn and peeling
• Major Carpeted floors — Worn and in need of replacement
• Major Painted walls — Worn and in need of repainting
• Major Bathroom — Dated and in need of updates
• Major Kitchen cabinets — Dated and in need of replacement
• Major HVAC/mechanicals — No visible systems

Value-add opportunities

• Resale Metal roof replacement — Improves home's curb appeal and structural integrity
• Resale Siding repair/replacement — Enhances home's appearance and durability
• Resale Flooring replacement — Improves home's overall appearance and comfort
• Resale Painting — Enhances home's curb appeal and interior aesthetics
• Resale Bathroom renovation — Modernizes the space and adds value
• Resale Kitchen renovation — Modernizes the space and adds value
• Both HVAC/mechanical upgrades — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal roof · Signs of significant weathering	Major	$15,000–50,000
Siding · Worn and peeling	Major	$15,000–50,000
Carpeted floors · Worn and in need of replacement	Major	$15,000–50,000
Painted walls · Worn and in need of repainting	Major	$15,000–50,000
Bathroom · Dated and in need of updates	Major	$15,000–50,000
Kitchen cabinets · Dated and in need of replacement	Major	$15,000–50,000
HVAC/mechanicals · No visible systems	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Metal roof replacement — Improves home's curb appeal and structural integrity ↑
• Resale Siding repair/replacement — Enhances home's appearance and durability ↑
• Resale Flooring replacement — Improves home's overall appearance and comfort ↑
• Resale Painting — Enhances home's curb appeal and interior aesthetics ↑
• Resale Bathroom renovation — Modernizes the space and adds value ↑
• Resale Kitchen renovation — Modernizes the space and adds value ↑
• Both HVAC/mechanical upgrades — Improves comfort and energy efficiency ↑

ⓘ 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: Havana CUSD 126
• NCES district ID: 1718510
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 22% ▼ -16.00%
• Median HH income: $39,881
• Composite: 16.52/100
• National rank: #9181
• State rank: #448 of 620 in IL

Livability — Bath

• Score: 58/100
• State rank: #1134
• US rank: #21399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 542

Population outlook (Mason County) Hauer SSP2

• Today (2025): 12,087 people
• By 2030: 11,283 · -6.7%
• By 2040: 9,766 · -19.2%
• By 2050: 8,421 · -30.3%
• By 2075: 5,785 · -52.1%
• By 2100: 3,888 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 7% Serbian 4% Iranian 2%
• Foreign-born: 1%
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+42.2) · D 27.8% · R 70.1% · Other 2.1%
• 2008→2024 swing: -48.1pp toward R · 2008: 5.9pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+39.5 2016: R+31.8 2012: R+6.3 2008: D+5.9

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

1 event — show timeline

• 2026-04-20 Listed $75,000 RMLSA as Distributed by MLS Grid