36 Bogey Run · Sparta, IL 62286

$74,999

1 bd · 1.0 ba · 684 sqft · SingleFamily · 58 Days on market

Built 1950 26 ac lot $110/sqft · waterfront premium

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for that perfect spot to get away for a weekend or enjoy it year round? This is it! Lake frontage for fishing and paddle boating, golf course within a short walk from cabin. Home comes with Golf cart, Paddle boat and most everything you see inside. All furniture appliances etc. Your large 1 bedroom overlooks the lake. The screened in patio can also store your golf cart, designed with double door access, new screens, roof and framing. Enjoy fishing, golf, tennis, swimming all available in walking distance. The kitchen and bath have had a total rehab, new windows, waterproof flooring, roof, and newer appliances, and more. New A/C in 2019. A country club membership is mandatory to own this home and the lot is leased. Come enjoy your soon to be summer at this charming lakefront cabin.

Key facts

• Lakefront cabin
• Newer windows
• Updated kitchen

Tags

• LAKEFRONT CABIN
• FISHING AND WATER ACCESS
• FULLY FURNISHED
• UPDATED KITCHEN
• UPDATED BATHROOM
• NEWER WINDOWS

Property features AI

Finance

• Other: Approximately 25.84 acres
• Financial info: Lease not considered
• HOA & community: Community clubhouse; Community fishing; Golf course access; Community lake; Community pool; Tennis courts

Exterior

• Utilities: Public water; Public sewer; Electricity connected (single phase)
• Home design: Residential cabin; One level
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered, screened porch/patio; Lake privileges; On golf course

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom (located on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Wood burning stove fireplace; Electric water heater
• Laundry & utility: Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($799 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 6.7% in Sparta — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 58/100 on livability (#1,090 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Sparta CUSD 140 (town): math 13% / reading 14% proficiency, ranked #535 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sparta Lincoln School (math 14% / reading 14%, grade F, #1,346 of 2,056 statewide, top 66%, 732 students, 0% FRL); Sparta High School (math 12% / reading 8%, grade F, #567 of 693 statewide, top 83%, 327 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 31 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Randolph County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,749 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $41,761
• List price: $74,999
• Delta: 79.59%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Fairway	0.21mi	1/1.0	680 (-1%)	22mo	$15,000	$22	71
617 W 1st St	0.56mi	2/1.0 (+1)	750 (+10%)	12mo	$30,000	$40	43

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-4,948
• Equity at exit: $11,183

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $5,002
• Equity at exit: $6,485

Cash invested: $21,000 (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 62286

• Home prices YoY: -31.0%
• Active inventory: 31
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $799 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $113

Break-even live

Break-even rent $656

Max offer price $74,999

Occupancy floor 81%

Sensitivity live

Price	-10% $165	-5% $139	+0% $113	+5% $87	+10% $61
Rent	-10% $50	-5% $81	+0% $113	+5% $144	+10% $176
Rate	-1.0pp $151	-0.5pp $132	base $113	+0.5pp $93	+1.0pp $74

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $74,999 Active 58 DOM
2. 2026-06-21
   days on market $74,999 Active 57 DOM
3. 2026-06-18
   days on market $74,999 Active 55 DOM
4. 2026-06-17
   days on market $74,999 Active 54 DOM
5. 2026-06-16
   days on market $74,999 Active 53 DOM
6. 2026-06-15
   days on market $74,999 Active 52 DOM
7. 2026-06-13
   days on market $74,999 Active 50 DOM
8. 2026-06-12
   days on market $74,999 Active 49 DOM
9. 2026-06-09
   days on market $74,999 Active 46 DOM
10. 2026-06-08
    days on market $74,999 Active 45 DOM
11. 2026-06-07
    days on market $74,999 Active 44 DOM
12. 2026-06-07
    days on market $74,999 Active 43 DOM
13. 2026-06-04
    days on market $74,999 Active 40 DOM
14. 2026-06-02
    days on market $74,999 Active 39 DOM
15. 2026-06-01
    days on market $74,999 Active 38 DOM
16. 2026-05-31
    days on market $74,999 Active 37 DOM
17. 2026-05-31
    days on market $74,999 Active 36 DOM
18. 2026-04-24
    listed $74,999 Active 680-char remark
19. 2020-07-15
    soldstatus Closed 805-char remark

    Show marketing remark (805 chars)

    Looking for that perfect spot to get away for a weekend or enjoy it year round? This is it! Lake frontage for fishing and paddle boating, golf course within a short walk from cabin. Home comes with Golf cart, Paddle boat and most everything you see inside. All furniture appliances etc. Your large 1 bedroom overlooks the lake. The screened in patio can also store your golf cart, designed with double door access, new screens, roof and framing. Enjoy fishing, golf, tennis, swimming all available in walking distance. The kitchen and bath have had a total rehab, new windows, waterproof flooring, roof, and newer appliances, and more. New A/C in 2019. A country club membership is mandatory to own this home and the lot is leased. Come enjoy your soon to be summer at this charming lakefront cabin.

20. 2020-06-24
    status Pending 805-char remark

    Show marketing remark (805 chars)

    Looking for that perfect spot to get away for a weekend or enjoy it year round? This is it! Lake frontage for fishing and paddle boating, golf course within a short walk from cabin. Home comes with Golf cart, Paddle boat and most everything you see inside. All furniture appliances etc. Your large 1 bedroom overlooks the lake. The screened in patio can also store your golf cart, designed with double door access, new screens, roof and framing. Enjoy fishing, golf, tennis, swimming all available in walking distance. The kitchen and bath have had a total rehab, new windows, waterproof flooring, roof, and newer appliances, and more. New A/C in 2019. A country club membership is mandatory to own this home and the lot is leased. Come enjoy your soon to be summer at this charming lakefront cabin.

21. 2020-05-28
    price $57,500 805-char remark

    Show marketing remark (805 chars)

    Looking for that perfect spot to get away for a weekend or enjoy it year round? This is it! Lake frontage for fishing and paddle boating, golf course within a short walk from cabin. Home comes with Golf cart, Paddle boat and most everything you see inside. All furniture appliances etc. Your large 1 bedroom overlooks the lake. The screened in patio can also store your golf cart, designed with double door access, new screens, roof and framing. Enjoy fishing, golf, tennis, swimming all available in walking distance. The kitchen and bath have had a total rehab, new windows, waterproof flooring, roof, and newer appliances, and more. New A/C in 2019. A country club membership is mandatory to own this home and the lot is leased. Come enjoy your soon to be summer at this charming lakefront cabin.

22. 2020-03-07
    listed $61,000 Active 805-char remark

    Show marketing remark (805 chars)

    Looking for that perfect spot to get away for a weekend or enjoy it year round? This is it! Lake frontage for fishing and paddle boating, golf course within a short walk from cabin. Home comes with Golf cart, Paddle boat and most everything you see inside. All furniture appliances etc. Your large 1 bedroom overlooks the lake. The screened in patio can also store your golf cart, designed with double door access, new screens, roof and framing. Enjoy fishing, golf, tennis, swimming all available in walking distance. The kitchen and bath have had a total rehab, new windows, waterproof flooring, roof, and newer appliances, and more. New A/C in 2019. A country club membership is mandatory to own this home and the lot is leased. Come enjoy your soon to be summer at this charming lakefront cabin.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,588
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$767
• − Management: −$767
• − Depreciation: −$2,182
• Taxable income: $171
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $1,314/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: Sparta CUSD 140
• NCES district ID: 1736900
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 14% ▼ -13.00%
• Median HH income: $43,992
• Composite: 11.95/100
• National rank: #9668
• State rank: #535 of 620 in IL

Livability — Sparta

• Score: 58/100
• State rank: #1090
• US rank: #20732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sparta, IL
• City population: 5,482
• Population (ZIP): 5,482

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 31,417 people
• By 2030: 30,519 · -2.9%
• By 2040: 28,841 · -8.2%
• By 2050: 27,150 · -13.6%
• By 2075: 22,569 · -28.2%
• By 2100: 16,584 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Serbian 9% Lithuanian 2% Slovak 2%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.7%
• 2008→2024 swing: -49.0pp toward R · 2008: -0.9pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+50.2 2016: R+46.8 2012: R+17.6 2008: R+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.47%
• Current HPI: 116.6798
• 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

+22.9% since first listed

5 events — show timeline

• 2026-04-24 Listed $74,999 MARIS as Distributed by MLS Grid
• 2020-07-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-06-24 Pending — MARIS as Distributed by MLS Grid
• 2020-05-28 Price Changed $57,500 MARIS as Distributed by MLS Grid
• 2020-03-07 Listed $61,000 MARIS as Distributed by MLS Grid