259 Three Mile Creek Rd · Rosiclare, IL 62982-0000

$109,900

4 bd · 2.0 ba · 1,950 sqft · SingleFamily · 22 Days on market

Built 2017 5.95 ac lot $56/sqft · 38% below area Est $178k · 38% under ↓ 8% 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.1/10.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Situated in the small town of Rosiclare right on the Ohio River, this property is your opportunity for a peaceful getaway of your own. Just 45 minutes to Shawnee National Forest, this is a prime location for outdoor activities, such as hiking, camping, boating, hunting, etc. This property features a 1950sqft manufactured home with 4 bedrooms and 2 bathrooms and sits on 5.9 acres of beautiful southern Illinois land. Whether you’re looking for a vacation home, hunting cabin, or full time residence, this property is a great find!

Key facts

• 5.95 acre lot
• Parking
• Built 2017

Property features AI

Exterior

• Parking: No garage; Gravel parking
• Utilities: Public water available; Septic system
• Home design: Single family residence; Built in 2017; Approximately 1950 building area
• Construction: Shingle roof; Fleetwood Sandalwood mobile home make/model listed
• Exterior features: Level lot; Irregular lot dimensions

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 4 bedrooms; Bedrooms include egress windows; Bedroom sizes on main level: 26×20, 15×15, 15×15, 12×12
• Flooring: Carpet in several bedrooms; Laminate flooring in kitchen and one bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Dishwasher; No fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Hardin County High School (math 5% / reading 24%, grade F, #473 of 693 statewide, top 69%, 161 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (median comp): $178,199
• List price: $109,900
• Delta: -32.66%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.9%
• Equity multiple: 2.08×
• Total profit: $33,156
• Equity at exit: $49,416

10-year hold

• IRR: 20.2%
• Equity multiple: 3.93×
• Total profit: $90,152
• Equity at exit: $76,156

Cash invested: $30,772 (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 62982-0000

• Active inventory: 1
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $313

Break-even live

Break-even rent $932

Max offer price $109,900

Occupancy floor 71%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   price $109,900 Active 22 DOM
2. 2026-06-18
   days on market $114,900 Active 22 DOM
3. 2026-06-17
   days on market $114,900 Active 21 DOM
4. 2026-06-16
   days on market $114,900 Active 20 DOM
5. 2026-06-15
   days on market $114,900 Active 19 DOM
6. 2026-06-13
   days on market $114,900 Active 17 DOM
7. 2026-06-12
   pricedays on market $114,900 Active 16 DOM
8. 2026-06-09
   days on market $119,500 Active 13 DOM
9. 2026-06-08
   days on market $119,500 Active 12 DOM
10. 2026-06-07
    days on market $119,500 Active 11 DOM
11. 2026-06-05
    days on market $119,500 Active 9 DOM
12. 2026-06-04
    remarks 532-char remark
13. 2026-06-04
    days on market $119,500 Active 7 DOM
14. 2026-06-02
    days on market $119,500 Active 6 DOM
15. 2026-06-01
    days on market $119,500 Active 5 DOM
16. 2026-05-31
    days on market $119,500 Active 4 DOM
17. 2026-05-31
    days on market $119,500 Active 3 DOM
18. 2026-05-18
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,369 · $114/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$563/yr (+$47/mo · 41.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $15,932
• − Mortgage interest: −$6,156
• − Property taxes: −$1,369
• − Insurance: −$550
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$3,197
• Taxable income: $2,111
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $3,245/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: 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

No demographic data for this ZIP.

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

-8.0% since first listed

5 events — show timeline

• 2026-06-18 Price Changed $109,900 RMLSA as Distributed by MLS Grid
• 2026-06-11 Price Changed $114,900 RMLSA as Distributed by MLS Grid
• 2026-05-27 Listed $119,500 RMLSA as Distributed by MLS Grid
• 2026-05-22 Coming Soon $119,500 RMLSA as Distributed by MLS Grid
• 2026-05-18 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+28.8%/yr

Latest (2024): $1,369 · -1.0% YoY. Source: county tax records.