622 E Center

Loraine, IL 62349

$50,900B

4 bd · 1.0 ba · 906 sqft · Built — · SingleFamily · Pending · 15 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,014/mo
• Mortgage (P&I): −$267
• Tax + insurance: −$124
• HOA: −$0
• Vac / Maint / Mgmt: −$213
• Net cashflow: $410/mo
• Annual: $4,923/yr
• Cap rate: 15.96%
• Cash-on-cash: 34.54%
• DSCR: 2.54
• 1% rule: 1.99%
• Cash to close: $14,252

Investor read

• This is a 4-bed/1.0-bath single-family listed at $51k.
• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $51k).
• It's been on market 15 days — a 2% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $50k (1.5% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($352 loan paydown + $2k appreciation (3.0% local appreciation)).
• Location reads 60/100 on livability (#1,000 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• CUSD 4 (rural): math 16% / reading 23% proficiency, ranked #429 of 620 in IL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Unity Elementary School (math 32% / reading 27%, grade F, #658 of 2,056 statewide, top 35%, 298 students, 0% FRL); Unity Middle School (math 8% / reading 22%, grade F, #510 of 665 statewide, top 78%, 184 students, 0% FRL); Unity High School (math 15% / reading 24%, grade F, #379 of 693 statewide, top 57%, 182 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 68 units permitted in Adams County in 2024 (0 in 5+ unit buildings).
• Adams County population projected at -14% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.