105 S Mulberry St · Farina, IL 62838

$39,900

5 bd · 1.0 ba · 2,992 sqft · Other public records · 24 Days on market

Built 1905 0.33 ac lot ↓ 37% 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
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Step into timeless charm with this classic 1905 Victorian style home full of character and potential. Tall ceilings to enhance the sense of space and light. The main floor features a large family room, dining room, kitchen, the primary bedroom, laundry closet and full bathroom with shower. Upstairs you will find 4 bedrooms and a loft area. Outside, the property includes a carport and a generously sized backyard. This property is being sold AS-IS as it will require a new roof, making it an excellent opportunity for buyers looking to invest, renovate or restore a historic beauty to its former glory. Lots of vintage charm throughout. Cash only buyers.

Key facts

• Large family room
• Tall ceilings
• Carport

Tags

• VICTORIAN STYLE
• TALL CEILINGS
• LARGE FAMILY ROOM
• GENEROUSLY SIZED BACKYARD
• CARPORT
• LOFT AREA

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story home; Vinyl siding
• Construction: Shingle roof
• Exterior features: Front porch (screened); Asphalt road access; Zoned residential

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Dryer; Dishwasher; Electric water heater; Range; Refrigerator; Washer; Crawl space basement
• Laundry & utility: Main level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#909 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• South Central CUD 401 (rural): math 12% / reading 19% proficiency, ranked #506 of 620 in IL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (3.0% local appreciation)).
• Fayette County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $40k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.32% ✓
• Cap rate: 29.43%
• Cash-on-cash: 82.62%
• DSCR: 4.68
• GRM: 2.5

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: 87.0%
• Equity multiple: 5.82×
• Total profit: $53,816
• Equity at exit: $17,941

10-year hold

• IRR: 86.6%
• Equity multiple: 12.01×
• Total profit: $122,957
• Equity at exit: $27,649

Cash invested: $11,172 (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 62838

• Active inventory: 6
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $769

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 37%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-11
   historical Active Under Contract 656-char remark
2. 2026-05-04
   listed $39,900 Active 656-char remark

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,872
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$1,161
• Taxable income: $9,139
• Est. tax owed @ 24.0%: −$2,193
• After-tax cash flow: $7,037/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: South Central CUD 401
• NCES district ID: 1700114
• Math proficiency: 12% ▼ -1.00%
• Reading proficiency: 19% ▼ -13.00%
• Median HH income: $43,276
• Composite: 13.52/100
• National rank: #9517
• State rank: #506 of 620 in IL

Livability — Farina

• Score: 61/100
• State rank: #909
• US rank: #17635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farina, IL
• Population (ZIP): 1,555

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 21,667 people
• By 2030: 21,362 · -1.4%
• By 2040: 20,602 · -4.9%
• By 2050: 19,669 · -9.2%
• By 2075: 16,870 · -22.1%
• By 2100: 12,861 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+64.7) · D 17.0% · R 81.7% · Other 1.3%
• 2008→2024 swing: -48.9pp toward R · 2008: -15.8pp · 2024: -64.7pp
• All cycles: 2024: R+64.7 2020: R+61.8 2016: R+58.3 2012: R+34.6 2008: R+15.8

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

-37.3% since first listed

4 events — show timeline

• 2026-06-05 Sold (MLS) $25,000 CIBR
• 2026-05-28 Pending — CIBR
• 2026-05-11 Contingent — CIBR
• 2026-05-04 Listed $39,900 CIBR