12261 Mindale Rd · La Prairie, IL 62346

$50,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 185 Days on market

Built 2001 0.25 ac lot $35/sqft · 79% 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
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Discover peaceful country living with this 3 bed, 2 bath manufactured home set on .25 acres. Sale is only available as a package deal with 12265 Mindale Rd. providing an excellent opportunity for extended family living or rental income. Set in a quiet rural setting, this home offers a comfortable layout with ample living space and a split-bedroom design. Surrounded by open space, this property is perfect for those seeking a relaxed lifestyle away from the hustle and bustle, yet still within reasonable distance to town amenities. Sale is contingent on seller finding suitable housing. A rare chance to own a versatile multi-parcel homestead with room to grow!

Key facts

• 0.25 acre lot
• Parking
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,151 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Southeastern CUSD 337 (rural): math 20% / reading 26% proficiency, ranked #375 of 620 in IL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.0% local appreciation)).
• Schuyler County population projected at -28% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 2.19% ✓
• Cap rate: 18.76%
• Cash-on-cash: 44.54%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (median comp): $232,732
• List price: $50,000
• Delta: -78.52%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 49.9%
• Equity multiple: 3.80×
• Total profit: $39,136
• Equity at exit: $22,482

10-year hold

• IRR: 49.6%
• Equity multiple: 7.64×
• Total profit: $92,968
• Equity at exit: $34,648

Cash invested: $14,000 (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 62346

• Active inventory: 2
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $520

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 48%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $50,000 Active 185 DOM
2. 2026-06-17
   days on market $50,000 Active 184 DOM
3. 2026-06-16
   days on market $50,000 Active 183 DOM
4. 2026-06-15
   days on market $50,000 Active 182 DOM
5. 2026-06-13
   days on market $50,000 Active 180 DOM
6. 2026-06-12
   days on market $50,000 Active 179 DOM
7. 2026-06-09
   days on market $50,000 Active 176 DOM
8. 2026-06-08
   days on market $50,000 Active 175 DOM
9. 2026-06-07
   days on market $50,000 Active 174 DOM
10. 2026-06-05
    days on market $50,000 Active 172 DOM
11. 2026-06-04
    days on market $50,000 Active 170 DOM
12. 2026-06-02
    days on market $50,000 Active 169 DOM
13. 2026-06-01
    days on market $50,000 Active 168 DOM
14. 2026-05-31
    days on market $50,000 Active 167 DOM
15. 2026-05-31
    days on market $50,000 Active 166 DOM
16. 2025-12-15
    listed $50,000 Active 664-char remark

    Show marketing remark (664 chars)

    Discover peaceful country living with this 3 bed, 2 bath manufactured home set on .25 acres. Sale is only available as a package deal with 12265 Mindale Rd. providing an excellent opportunity for extended family living or rental income. Set in a quiet rural setting, this home offers a comfortable layout with ample living space and a split-bedroom design. Surrounded by open space, this property is perfect for those seeking a relaxed lifestyle away from the hustle and bustle, yet still within reasonable distance to town amenities. Sale is contingent on seller finding suitable housing. A rare chance to own a versatile multi-parcel homestead with room to grow!

ⓘ 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 3/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,142
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$1,455
• Taxable income: $5,784
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $4,848/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: Southeastern CUSD 337
• NCES district ID: 1736610
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 26% ▼ -17.00%
• Median HH income: $44,674
• Composite: 19.87/100
• National rank: #8690
• State rank: #375 of 620 in IL

Livability — La Prairie

• Score: 57/100
• State rank: #1151
• US rank: #21733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 135

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 6,298 people
• By 2030: 5,913 · -6.1%
• By 2040: 5,186 · -17.7%
• By 2050: 4,527 · -28.1%
• By 2075: 3,365 · -46.6%
• By 2100: 2,553 · -59.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 3%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Schuyler

• 2024 margin: Solid R (+46.8) · D 25.6% · R 72.4% · Other 2.0%
• 2008→2024 swing: -48.6pp toward R · 2008: 1.8pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+43.5 2016: R+38.2 2012: R+8.7 2008: D+1.8

Not yet ingested

• Civics: —

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

1 event — show timeline

• 2025-12-15 Listed $50,000 RMLSA as Distributed by MLS Grid

Property tax history

-2.1%/yr

Latest (2024): $84 · -3.1% YoY. Source: county tax records.