30 Grimes Rd · Muddy, IL 62946

$25,000

1 bd · 1.0 ba · 812 sqft · SingleFamily · 53 Days on market

Built 1960 0.25 ac lot ↓ 26% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home needs some TLC. Needs drywall finished and painted etc. Was started remodeling but never finished. None

Key facts

• 0.25 acre lot
• Garage
• Built 1960

Property features AI

Finance

• Other: Located in an unincorporated area (Township: Raleigh); Directions: Hwy 45 N from Harrisburg to Eldorado, left on Wasson Rd, right on Grimes; Immediate possession available
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 garage space); Total 2 parking spaces
• Utilities: Public water
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Vinyl siding; House age approximately 61–70 years; Not rebuilt or rehabbed
• Exterior features: Lot approximately 0.25–0.49 acre; Lot dimensions about 50 x 200

Interior

• Kitchen: Kitchen on main level (approximately 8 x 10)
• Bedrooms: 1 bedroom (master bedroom on main level); Additional bedroom spaces listed (Bedroom 2, Bedroom 3, Bedroom 4)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units
• Interior features: Estimated living area; 4 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($911 rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#1,360 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Eldorado CUSD 4 (town): math 11% / reading 19% proficiency, ranked #526 of 620 in IL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 73 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Saline County population projected at -16% 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask is 150% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $7k; list at $25k implies a 238% gain — meaningful room to come down on a strong offer.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1960 — 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. 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.
6. 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.
7. 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: 3.64% ✓
• Cap rate: 32.54%
• Cash-on-cash: 93.75%
• DSCR: 5.17
• GRM: 2.3

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: 94.6%
• Equity multiple: 5.40×
• Total profit: $30,792
• Equity at exit: $3,728

10-year hold

• IRR: 97.3%
• Equity multiple: 11.25×
• Total profit: $71,718
• Equity at exit: $2,162

Cash invested: $7,000 (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 62946

• Active inventory: 73
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $911 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $547

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 35%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $25,000 Active 53 DOM
2. 2026-06-17
   days on market $25,000 Active 52 DOM
3. 2026-06-16
   days on market $25,000 Active 51 DOM
4. 2026-06-15
   days on market $25,000 Active 50 DOM
5. 2026-06-13
   days on market $25,000 Active 48 DOM
6. 2026-06-12
   days on market $25,000 Active 47 DOM
7. 2026-06-09
   days on market $25,000 Active 44 DOM
8. 2026-06-08
   days on market $25,000 Active 43 DOM
9. 2026-06-07
   days on market $25,000 Active 42 DOM
10. 2026-06-07
    days on market $25,000 Active 41 DOM
11. 2026-06-04
    days on market $25,000 Active 38 DOM
12. 2026-06-02
    days on market $25,000 Active 37 DOM
13. 2026-06-01
    days on market $25,000 Active 36 DOM
14. 2026-05-31
    days on market $25,000 Active 35 DOM
15. 2026-05-31
    days on market $25,000 Active 34 DOM

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,931
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$727
• Taxable income: $6,554
• Est. tax owed @ 24.0%: −$1,573
• After-tax cash flow: $4,989/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: Eldorado CUSD 4
• NCES district ID: 1713660
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $36,707
• Composite: 12.47/100
• National rank: #9627
• State rank: #526 of 620 in IL

Livability — Muddy

• Score: 41/100
• State rank: #1360
• US rank: #27127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 54
• Population (ZIP): 11,465

Population outlook (Saline County) Hauer SSP2

• Today (2025): 23,915 people
• By 2030: 23,262 · -2.7%
• By 2040: 21,775 · -8.9%
• By 2050: 20,098 · -16.0%
• By 2075: 15,234 · -36.3%
• By 2100: 10,302 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 2%
• Foreign-born: 0%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+49.0) · D 24.8% · R 73.8% · Other 1.3%
• 2008→2024 swing: -40.1pp toward R · 2008: -8.9pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.9 2016: R+50.7 2012: R+29.0 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.20%
• Current HPI: 102.6962
• 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

-26.0% since first listed

4 events — show timeline

• 2012-04-05 Sold (MLS) $7,400 MRED as Distributed by MLS Grid
• 2012-04-05 Sold (MLS) $7,400 RMLSA as Distributed by MLS Grid
• 2012-02-15 Listed $10,000 MRED as Distributed by MLS Grid
• 2012-02-15 Listed $10,000 RMLSA as Distributed by MLS Grid

Property tax history

-17.3%/yr

Latest (2024): $45 · -4.9% YoY. Source: county tax records.