606 Bohn St · Rosiclare, IL 62982

$44,900

2 bd · 2.0 ba · 1,128 sqft · SingleFamily · 58 Days on market

Built 1960 Fair condition 0.48 ac lot $40/sqft · 10% above area Est $41k · 10% over

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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
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.0/10.0

Listing remarks MLS

2 Bdrm home with full basement that adds additional living space. There is an additional bathroom in the basement as well as an area that could be a 3rd bedroom or family room or rec room etc. See Addendum for instructions on submitting offers and any fees associated with such. and buyer's agents see broker to broker comments.

Key facts

• 0.48 acre lot
• 2 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($999 rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#320 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Hardin County CUSD 1 (rural): math 7% / reading 17% proficiency, ranked #564 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($310 loan paydown + $1k appreciation (3.0% local appreciation)).
• Hardin County population projected at -26% 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $43,553 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.23% ✓
• Cap rate: 19.10%
• Cash-on-cash: 45.73%
• DSCR: 3.03
• GRM: 3.7

CMA / ARV

• ARV (median comp): $40,723
• List price: $44,900
• Delta: 10.26%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Mclean St	0.21mi	3/1.0 (+1)	1,062 (-6%)	8mo	$39,600	$37	65
711 Mclean St	0.21mi	3/1.0 (+1)	1,062 (-6%)	8mo	$39,600	$37	65
326 Charles St	0.18mi	2/1.0	1,060 (-6%)	16mo	$63,500	$60	65
825 3rd St	0.29mi	2/1.0	1,200 (+6%)	19mo	$69,000	$58	56

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: 51.0%
• Equity multiple: 3.86×
• Total profit: $35,939
• Equity at exit: $20,189

10-year hold

• IRR: 50.7%
• Equity multiple: 7.78×
• Total profit: $85,201
• Equity at exit: $31,114

Cash invested: $12,572 (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 62982

• Active inventory: 9
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $479

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 47%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $44,900 Active 58 DOM
2. 2026-06-17
   days on market $44,900 Active 57 DOM
3. 2026-06-16
   days on market $44,900 Active 56 DOM
4. 2026-06-15
   days on market $44,900 Active 55 DOM
5. 2026-06-13
   days on market $44,900 Active 53 DOM
6. 2026-06-12
   days on market $44,900 Active 52 DOM
7. 2026-06-09
   days on market $44,900 Active 49 DOM
8. 2026-06-08
   days on market $44,900 Active 48 DOM
9. 2026-06-07
   days on market $44,900 Active 47 DOM
10. 2026-06-05
    days on market $44,900 Active 45 DOM
11. 2026-06-04
    days on market $44,900 Active 43 DOM
12. 2026-06-02
    days on market $44,900 Active 42 DOM
13. 2026-06-01
    days on market $44,900 Active 41 DOM
14. 2026-05-31
    days on market $44,900 Active 40 DOM
15. 2026-05-31
    days on market $44,900 Active 39 DOM
16. 2026-04-20
    listed $49,900 Active 331-char remark

    Show marketing remark (331 chars)

    2 Bdrm home with full basement that adds additional living space. There is an additional bathroom in the basement as well as an area that could be a 3rd bedroom or family room or rec room etc. See Addendum for instructions on submitting offers and any fees associated with such. and buyer's agents see broker to broker comments.

17. 2021-08-06
    historical

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,991
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$1,306
• Taxable income: $5,353
• Est. tax owed @ 24.0%: −$1,285
• After-tax cash flow: $4,465/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, replace worn flooring, and repair the basement walls. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — dated and worn
• Major flooring — worn and in need of replacement
• Major basement walls — peeling paint and potential structural issues

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers
• Resale update bathroom fixtures and tile — modernizing the bathrooms would attract more buyers
• Both replace worn flooring — new flooring would improve both resale and rental value
• Both repair and paint basement walls — improving the basement would make it more attractive for potential buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
flooring · worn and in need of replacement	Major	$15,000–50,000
basement walls · peeling paint and potential structural issues	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom fixtures and tile — modernizing the bathrooms would attract more buyers ↑
• Both replace worn flooring — new flooring would improve both resale and rental value ↑
• Both repair and paint basement walls — improving the basement would make it more attractive for potential buyers and renters ↑

ⓘ 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: Hardin County CUSD 1
• NCES district ID: 1718200
• Math proficiency: 7% ▼ -6.00%
• Reading proficiency: 17% ▼ -6.00%
• Median HH income: $37,617
• Composite: 10.06/100
• National rank: #9807
• State rank: #564 of 620 in IL

Livability — Rosiclare

• Score: 72/100
• State rank: #320
• US rank: #6346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosiclare, IL
• Population (ZIP): 1,017

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 3,760 people
• By 2030: 3,548 · -5.6%
• By 2040: 3,134 · -16.6%
• By 2050: 2,786 · -25.9%
• By 2075: 2,118 · -43.7%
• By 2100: 1,578 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+61.8) · D 18.6% · R 80.3% · Other 1.1%
• 2008→2024 swing: -42.3pp toward R · 2008: -19.4pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.4 2016: R+57.7 2012: R+34.0 2008: R+19.4

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

2 events — show timeline

• 2026-04-20 Listed $49,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid