216 Iowa St · Cambria, IL 62915

$130,000

3 bd · 1.0 ba · 1,505 sqft · SingleFamily · 207 Days on market

Built 1930 $86/sqft · 19% below area Est $161k · 19% under

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Why this score? — see what drove the C- 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 +15.1/30.0
• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.6/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful house in carterville school district. 3 bedroom, a 1 bath. All new flooring, brand new boiler system. Attached garage along with a deattaxhed garage perfect for your work area. This home sits on almost a half an acre. Dont let it slip through your fingers.

Key facts

• Attached garage
• New flooring
• Half an acre

Tags

• NEW FLOORING
• BRAND NEW BOILER SYSTEM
• ATTACHED GARAGE
• DETACHED GARAGE
• HALF AN ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $44 ($525/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (20.6% below list).
• Recommended offer: $103k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.6% in Cambria — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#931 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Carterville CUSD 5 (suburban): math 29% / reading 43% proficiency, ranked #185 of 620 in IL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 7329% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,256 (20.6% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.79% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (median comp): $161,171
• List price: $130,000
• Delta: -19.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Saddie Ln	0.32mi	3/2.0	1,533 (+2%)	11mo	$260,000	$170	69
402 S Maple St	0.41mi	3/2.0	1,488 (-1%)	12mo	$244,900	$165	66
102 Washington St	0.49mi	3/2.0	1,560 (+4%)	9mo	$100,000	$64	60
207 Rowatt St	0.73mi	3/2.0	1,476 (-2%)	1mo	$214,000	$145	58
214 Saddie Ln	0.34mi	3/2.0	1,605 (+7%)	15mo	$272,500	$170	57
408 Madison St	0.64mi	3/2.0	1,540 (+2%)	11mo	$245,250	$159	53
404 Hanford St	0.43mi	3/2.0	1,578 (+5%)	21mo	$239,900	$152	51
209 Madison St	0.60mi	3/2.0	1,300 (-14%)	2mo	$210,000	$162	44

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

Projected returns pro-forma

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

5-year hold

• IRR: 8.8%
• Equity multiple: 1.51×
• Total profit: $18,383
• Equity at exit: $58,454

10-year hold

• IRR: 11.3%
• Equity multiple: 2.69×
• Total profit: $61,475
• Equity at exit: $90,084

Cash invested: $36,400 (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 62915

• Active inventory: 7
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $44

Break-even live

Break-even rent $977

Max offer price $130,000

Occupancy floor 91%

Sensitivity live

Price	-10% $117	-5% $81	+0% $44	+5% $7	+10% $-30
Rent	-10% $-38	-5% $3	+0% $44	+5% $85	+10% $125
Rate	-1.0pp $109	-0.5pp $77	base $44	+0.5pp $10	+1.0pp $-24

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $130,000 Active 207 DOM
2. 2026-06-18
   days on market $130,000 Active 206 DOM
3. 2026-06-17
   days on market $130,000 Active 205 DOM
4. 2026-06-16
   days on market $130,000 Active 204 DOM
5. 2026-06-15
   days on market $130,000 Active 203 DOM
6. 2026-06-14
   days on market $130,000 Active 201 DOM
7. 2026-06-13
   days on market $130,000 Active 200 DOM
8. 2026-06-10
   days on market $130,000 Active 198 DOM
9. 2026-06-09
   days on market $130,000 Active 197 DOM
10. 2026-06-08
    days on market $130,000 Active 196 DOM
11. 2026-06-07
    days on market $130,000 Active 195 DOM
12. 2026-06-05
    days on market $130,000 Active 192 DOM
13. 2026-06-02
    days on market $130,000 Active 190 DOM
14. 2026-06-01
    days on market $130,000 Active 189 DOM
15. 2026-05-31
    days on market $130,000 Active 188 DOM
16. 2026-05-30
    days on market $130,000 Active 187 DOM
17. 2026-02-06
    historical $1,750
18. 2025-12-17
    historical
19. 2025-12-11
    listed $1,750
20. 2025-11-24
    listed $130,000 Active 266-char remark

    Show marketing remark (266 chars)

    Wonderful house in carterville school district. 3 bedroom, a 1 bath. All new flooring, brand new boiler system. Attached garage along with a deattaxhed garage perfect for your work area. This home sits on almost a half an acre. Dont let it slip through your fingers.

21. 2025-11-17
    historical
22. 2025-10-27
    price
23. 2025-07-29
    price
24. 2025-06-25
    price
25. 2025-05-22
    price
26. 2025-05-01
    listed Active
27. 2024-10-16
    soldstatus $120,000
28. 2024-10-16
    soldstatus $120,000 Closed
29. 2024-08-30
    historical Under Contract
30. 2024-08-24
    listed $127,500
31. 2024-08-24
    listed $127,500 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: $433 · $36/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$1,259/yr (+$105/mo · 290.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 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: $12,391
• − Mortgage interest: −$7,282
• − Property taxes: −$433
• − Insurance: −$650
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$3,782
• Taxable loss: −$1,739
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $942/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: Carterville CUSD 5
• NCES district ID: 1708640
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $47,344
• Composite: 30.87/100
• National rank: #6122
• State rank: #185 of 620 in IL

Livability — Cambria

• Score: 61/100
• State rank: #931
• US rank: #18092

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

• Census place: Cambria, IL
• City population: 473
• Population (ZIP): 473

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 (81%)
• Race & ethnicity: White 81% Two or more races 13% Hispanic / Latino 12% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 6%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: —
• 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

-98.6% since first listed

15 events — show timeline

• 2026-02-06 Rental Removed $1,750 BUILDIUM
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-11 Listed for Rent $1,750 BUILDIUM
• 2025-11-24 Listed $130,000 ForSaleByOwner.com
• 2025-11-17 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-27 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-29 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-06-25 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-05-22 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-05-01 Listed — RMLSA as Distributed by MLS Grid
• 2024-10-16 Sold (MLS) $120,000 RMLSA as Distributed by MLS Grid
• 2024-10-16 Sold (MLS) $120,000 MRED as Distributed by MLS Grid
• 2024-08-30 Contingent — RMLSA as Distributed by MLS Grid
• 2024-08-24 Listed $127,500 RMLSA as Distributed by MLS Grid
• 2024-08-24 Listed $127,500 MRED as Distributed by MLS Grid

Property tax history

-2.2%/yr

Latest (2025): $433 · +0.6% YoY. Source: county tax records.