300 W Borton St · Creal Springs, IL 62922

$40,000

2 bd · 1.0 ba · 2,457 sqft · SingleFamily · 85 Days on market

Built 1930 Fair condition 9,600 sqft lot $16/sqft · 70% below area

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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
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

300 W. Borton was a church and has new carpet and has been remodeled. The owner would like it to stay a church and it still can be, but it can be a home if you want it to be. It can be anything you want. There are two parcels and it is in a quiet and peaceful neighborhood. Come and look and see what you would like this building to be. Make an appointment to see it today.

Key facts

• 9,600 sq ft lot
• Parking
• Built 1930

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,243 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Marion CUSD 2 (urban): math 20% / reading 31% proficiency, ranked #317 of 620 in IL (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 2.64% ✓
• Cap rate: 23.04%
• Cash-on-cash: 59.81%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

• ARV (median comp): $134,666
• List price: $40,000
• Delta: -70.30%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 58.5%
• Equity multiple: 3.60×
• Total profit: $29,091
• Equity at exit: $5,964

10-year hold

• IRR: 63.3%
• Equity multiple: 7.36×
• Total profit: $71,181
• Equity at exit: $3,458

Cash invested: $11,200 (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 62922

• Home prices YoY: -21.4%
• Active inventory: 28
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $558

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 42%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $40,000 Active 85 DOM
2. 2026-06-18
   days on market $40,000 Active 84 DOM
3. 2026-06-17
   days on market $40,000 Active 83 DOM
4. 2026-06-16
   days on market $40,000 Active 82 DOM
5. 2026-06-15
   days on market $40,000 Active 81 DOM
6. 2026-06-14
   days on market $40,000 Active 79 DOM
7. 2026-06-13
   days on market $40,000 Active 78 DOM
8. 2026-06-10
   days on market $40,000 Active 76 DOM
9. 2026-06-09
   days on market $40,000 Active 75 DOM
10. 2026-06-09
    pricedays on market $40,000 Active 74 DOM
11. 2026-06-07
    days on market $75,000 Active 73 DOM
12. 2026-06-05
    days on market $75,000 Active 70 DOM
13. 2026-06-03
    days on market $75,000 Active 69 DOM
14. 2026-06-02
    days on market $75,000 Active 68 DOM
15. 2026-06-01
    days on market $75,000 Active 67 DOM
16. 2026-05-31
    days on market $75,000 Active 66 DOM
17. 2026-05-30
    days on market $75,000 Active 65 DOM
18. 2026-03-26
    listed $75,000 Active 378-char remark

    Show marketing remark (378 chars)

    300 W. Borton was a church and has new carpet and has been remodeled. The owner would like it to stay a church and it still can be, but it can be a home if you want it to be. It can be anything you want. There are two parcels and it is in a quiet and peaceful neighborhood. Come and look and see what you would like this building to be. Make an appointment to see it today.

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,679
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$1,164
• Taxable income: $6,446
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $5,152/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 · 6 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, including a new roof, siding and paint, HVAC system, and landscaping. It has potential for substantial value increase with these improvements.

Repairs flagged

• Major roof — Significant wear and tear.
• Major siding — Peeling and chipping paint.
• Major flooring — Worn and may need replacement.
• Major HVAC system — Old and may need replacement.
• Major landscaping — Overgrown and needs trimming and planting.

Value-add opportunities

• Both roof replacement — Improves both resale and rental value.
• Both siding and paint repair — Enhances curb appeal and interior aesthetics.
• Both HVAC system replacement — Improves comfort and energy efficiency.
• Both landscaping and curb appeal — Enhances overall property value and appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear.	Major	$15,000–50,000
siding · Peeling and chipping paint.	Major	$15,000–50,000
flooring · Worn and may need replacement.	Major	$15,000–50,000
HVAC system · Old and may need replacement.	Major	$15,000–50,000
landscaping · Overgrown and needs trimming and planting.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — Improves both resale and rental value. ↑
• Both siding and paint repair — Enhances curb appeal and interior aesthetics. ↑
• Both HVAC system replacement — Improves comfort and energy efficiency. ↑
• Both landscaping and curb appeal — Enhances overall property value and appeal. ↑

ⓘ 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: Marion CUSD 2
• NCES district ID: 1724600
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 31% ▼ -11.00%
• Median HH income: $46,221
• Composite: 22.07/100
• National rank: #8189
• State rank: #317 of 620 in IL

Livability — Creal Springs

• Score: 55/100
• State rank: #1243
• US rank: #23307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Creal Springs, IL
• Population (ZIP): 2,697

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 1%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.71%
• Current HPI: 175.3764
• 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

• 2026-03-26 Listed $75,000 RMLSA as Distributed by MLS Grid