105 S Watkins St E #0 · Cisne, IL 62823

$64,900

2 bd · 1.0 ba · 1,410 sqft · SingleFamily · 37 Days on market

8,400 sqft lot

---

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 +6.1/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This cute 2 bedroom home is ready for new owners. Looking for a home that has extra space for the family to enjoy? This home has it. This home features window air conditioning and wall heat. You will enjoy the covered front patio and open patio area in back plus the large yard. The laundry room has extra storage cabinets and the recreation room and rec room. Home does have Solar Pannels that are not paid for and still has monthly costs. Contact list office for details.

Key facts

• Open patio area
• Recreation room
• Large yard

Tags

• COVERED FRONT PATIO
• OPEN PATIO AREA
• LARGE YARD
• EXTRA STORAGE CABINETS
• RECREATION ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,064 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• North Wayne CUSD 200 (rural): math 30% / reading 35% proficiency, ranked #440 of 919 in IL (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $1k appreciation (2.3% local appreciation)).
• Wayne County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.64% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.03%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $153,690
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Highway 45	0.37mi	2/1.0	1,327 (-6%)	10mo	$145,000	$109	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.78×
• Total profit: $32,392
• Equity at exit: $26,565

10-year hold

• IRR: 33.7%
• Equity multiple: 5.43×
• Total profit: $80,583
• Equity at exit: $39,011

Cash invested: $18,172 (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 62823

• Home prices YoY: 2.1%
• Active inventory: 7
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $424

Break-even live

Break-even rent $530

Max offer price $64,900

Occupancy floor 55%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-02-05
   status Pending
2. 2026-01-01
   historical Contingent - Continue to Show
3. 2025-12-28
   listed $64,900 Active

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$428/yr (+$36/mo · 69.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,809
• − Mortgage interest: −$3,635
• − Property taxes: −$616
• − Insurance: −$324
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$1,888
• Taxable income: $4,295
• Est. tax owed @ 24.0%: −$1,031
• After-tax cash flow: $4,063/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: North Wayne CUSD 200
• NCES district ID: 1710240
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 35% ▼ -20.00%
• Median HH income: $47,451
• Composite: 30.75/100
• National rank: #11402
• State rank: #440 of 919 in IL

Livability — Cisne

• Score: 59/100
• State rank: #1064
• US rank: #20361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cisne, IL
• City population: 1,962
• Population (ZIP): 1,962

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 15,695 people
• By 2030: 15,277 · -2.7%
• By 2040: 14,526 · -7.4%
• By 2050: 13,826 · -11.9%
• By 2075: 12,049 · -23.2%
• By 2100: 9,912 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Lithuanian 2% Serbian 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 82% English-only · German/W. Germanic 14% Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+70.9) · D 14.0% · R 84.9% · Other 1.1%
• 2008→2024 swing: -35.7pp toward R · 2008: -35.2pp · 2024: -70.9pp
• All cycles: 2024: R+70.9 2020: R+70.5 2016: R+71.7 2012: R+58.2 2008: R+35.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.27%
• Current HPI: 112.1101
• 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

3 events — show timeline

• 2026-02-05 Pending — MRED as Distributed by MLS Grid
• 2026-01-01 Contingent — MRED as Distributed by MLS Grid
• 2025-12-28 Listed $64,900 MRED as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2024): $616 · +7.0% YoY. Source: county tax records.