1 Bushwack Rd · Golconda, IL 62938

$139,900

3 bd · 1.0 ba · 2,002 sqft · SingleFamily · 30 Days on market

Built 1960 3.50 ac lot

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Why this score? — see what drove the D 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 +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

3 bedroom, 1 bathroom home on +/- 3.5 acres located in the heart of the Shawnee National Forest. There is an abundance of horse trails nearby. Just minutes away from the Golconda Marina. Garage is being used as an entertainment room but can be easily converted back into a garage. The roof was replaced in 2024, water heater replaced in 2022 and some new flooring.

Key facts

• Horse trails
• New flooring
• Entertainment room

Tags

• HORSE TRAILS
• GOLCONDA MARINA
• ENTERTAINMENT ROOM
• ROOF REPLACED
• WATER HEATER REPLACED
• NEW FLOORING

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with 2 parking spaces (2 total)
• Utilities: Public water; Septic (mechanical); Electrical service available
• Home design: Detached single-family home; One-story
• Construction: Built approximately 61–70 years ago; Built before 1978
• Exterior features: Vinyl siding; Lot reported as 3.0–3.99 acres; Property is in an unincorporated area

Interior

• Kitchen: Updated kitchen on the main level (approx. 10 x 9); Range; Refrigerator; Gas cooktop
• Bedrooms: Master bedroom on the main level (approx. 14 x 17) with carpet; Two additional main-level bedrooms (each approx. 13 x 10) with laminate; An additional bedroom listed (details not specified)
• Flooring: Hardwood in dining room and kitchen areas; Laminate in living room and two bedrooms; Carpet in master bedroom; Linoleum in laundry
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Gas-log fireplace located in the living room
• Interior features: Seven total rooms; Partial cellar basement
• Laundry & utility: Main-level laundry room (approx. 8 x 7) with linoleum flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-60 ($-715/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (24.0% below list).
• Recommended offer: $106k (24.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#920 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Pope County CUD 1 (rural): math 9% / reading 25% proficiency, ranked #492 of 620 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($967 loan paydown + $4k appreciation (3.2% local appreciation)).
• Pope County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($138k) 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 $106,338 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.37×
• Total profit: $14,527
• Equity at exit: $64,495

10-year hold

• IRR: 9.1%
• Equity multiple: 2.41×
• Total profit: $55,183
• Equity at exit: $100,648

Cash invested: $39,172 (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 62938

• Home prices YoY: 4.2%
• Active inventory: 12
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-60

Break-even live

Break-even rent $1,139

Max offer price $129,375

Occupancy floor —

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $139,900 Active 30 DOM
2. 2026-06-17
   days on market $139,900 Active 29 DOM
3. 2026-06-16
   days on market $139,900 Active 28 DOM
4. 2026-06-15
   days on market $139,900 Active 27 DOM
5. 2026-06-13
   days on market $139,900 Active 25 DOM
6. 2026-06-12
   days on market $139,900 Active 24 DOM
7. 2026-06-09
   days on market $139,900 Active 21 DOM
8. 2026-06-08
   days on market $139,900 Active 20 DOM
9. 2026-06-07
   days on market $139,900 Active 19 DOM
10. 2026-06-07
    days on market $139,900 Active 18 DOM
11. 2026-06-04
    days on market $139,900 Active 15 DOM
12. 2026-06-02
    days on market $139,900 Active 14 DOM
13. 2026-06-01
    days on market $139,900 Active 13 DOM
14. 2026-05-31
    days on market $139,900 Active 12 DOM
15. 2026-05-31
    days on market $139,900 Active 11 DOM
16. 2026-05-19
    listed $139,900 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: $1,293 · $108/mo
• Projected year-2 tax: $2,234 · $186/mo
• Expected delta: +$942/yr (+$78/mo · 72.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,761
• − Mortgage interest: −$7,837
• − Property taxes: −$1,293
• − Insurance: −$700
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$4,070
• Taxable loss: −$3,180
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $48/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: Pope County CUD 1
• NCES district ID: 1732280
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $39,354
• Composite: 14.35/100
• National rank: #9439
• State rank: #492 of 620 in IL

Livability — Golconda

• Score: 61/100
• State rank: #920
• US rank: #17824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,659

Population outlook (Pope County) Hauer SSP2

• Today (2025): 4,108 people
• By 2030: 3,980 · -3.1%
• By 2040: 3,640 · -11.4%
• By 2050: 3,259 · -20.7%
• By 2075: 2,518 · -38.7%
• By 2100: 2,195 · -46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Hispanic / Latino 3% Two or more races 3% Native American 3%
• Common ancestry: Lithuanian 3% Portuguese 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+60.1) · D 19.5% · R 79.6%
• 2008→2024 swing: -37.8pp toward R · 2008: -22.3pp · 2024: -60.1pp
• All cycles: 2024: R+60.1 2020: R+59.3 2016: R+61.2 2012: R+38.8 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 78.5175
• 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

1 event — show timeline

• 2026-05-19 Listed $139,900 MRED as Distributed by MLS Grid

Property tax history

-3.0%/yr

Latest (2024): $1,293 · -3.0% YoY. Source: county tax records.