305 Mine Rd · Sawyerville, IL 62085

$57,900

2 bd · 1.0 ba · 1,026 sqft · SingleFamily · 43 Days on market

7,000 sqft lot $56/sqft · 13% below area Est $67k · 13% under

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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
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Come and take a look at this remodeled home with a newer roof and new vinyl siding. Enjoy the evenings on the large front porch or BBQ on the patio. The inside has new flooring through out and new paint everywhere. Due to sellers health the house is being sold as is and the sellers are motivated.

Key facts

• 7,000 sq ft lot
• Parking
• Listed 42 days

Property features AI

Finance

• Other: $687 annual tax (2024)
• Financial info: Lease not considered

Exterior

• Parking: Has a 1-space carport
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Residential property; One-story
• Construction: Vinyl siding; Partial block basement
• Exterior features: Front and back yard; Rectangular lot

Interior

• Kitchen: Main-level kitchen (14x13)
• Bedrooms: Two bedrooms on the main level (13x10 and 13x11)
• Bathrooms: One full bathroom on the main level (9x5)
• Heating & cooling: Forced air heating; No central air
• Interior features: Main-level living with one floor; Mud room
• Laundry & utility: Main-level laundry room (7x7)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,332 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Gillespie CUSD 7 (town): math 14% / reading 20% proficiency, ranked #485 of 620 in IL (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gillespie High School (math 27% / reading 32%, grade F, #187 of 693 statewide, top 30%, 340 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 30% at this address vs 17% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Gillespie CUSD 7 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 4 active listings in the ZIP; 70 units permitted in Macoupin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($400 loan paydown + $2k appreciation (3.0% local appreciation)).
• Macoupin County population projected at -27% 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $56,163 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 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?
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: 1.63% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.54%
• DSCR: 2.18
• GRM: 5.1

CMA / ARV

• ARV (median comp): $66,758
• List price: $57,900
• Delta: -13.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 School St	0.08mi	3/1.0 (+1)	1,000 (-2%)	20mo	$34,900	$35	70
422 S Main St	0.62mi	2/1.0	1,142 (+11%)	15mo	$100,000	$88	40

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: 32.5%
• Equity multiple: 2.84×
• Total profit: $29,817
• Equity at exit: $26,034

10-year hold

• IRR: 32.8%
• Equity multiple: 5.57×
• Total profit: $74,155
• Equity at exit: $40,122

Cash invested: $16,212 (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 62085

• Active inventory: 4
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $359

Break-even live

Break-even rent $487

Max offer price $57,900

Occupancy floor 57%

Sensitivity live

Price	-10% $391	-5% $375	+0% $359	+5% $342	+10% $326
Rent	-10% $284	-5% $321	+0% $359	+5% $396	+10% $433
Rate	-1.0pp $388	-0.5pp $373	base $359	+0.5pp $344	+1.0pp $328

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $57,900 Active 43 DOM
2. 2026-06-18
   days on market $57,900 Active 41 DOM
3. 2026-06-17
   days on market $57,900 Active 40 DOM
4. 2026-06-16
   days on market $57,900 Active 39 DOM
5. 2026-06-15
   days on market $57,900 Active 38 DOM
6. 2026-06-13
   days on market $57,900 Active 36 DOM
7. 2026-06-12
   days on market $57,900 Active 35 DOM
8. 2026-06-09
   days on market $57,900 Active 32 DOM
9. 2026-06-08
   days on market $57,900 Active 31 DOM
10. 2026-06-07
    days on market $57,900 Active 30 DOM
11. 2026-06-05
    days on market $57,900 Active 28 DOM
12. 2026-06-04
    pricedays on market $57,900 Active 26 DOM
13. 2026-06-02
    days on market $59,900 Active 25 DOM
14. 2026-06-01
    days on market $59,900 Active 24 DOM
15. 2026-05-31
    days on market $59,900 Active 23 DOM
16. 2026-05-31
    days on market $59,900 Active 22 DOM
17. 2026-05-09
    listed $59,900 Active 501-char remark
18. 2026-05-07
    historical $59,900 501-char remark
19. 2026-02-06
    listed $59,900 Active
20. 2023-06-15
    status Pending

    Show marketing remark (299 chars)

    Come and take a look at this remodeled home with a newer roof and new vinyl siding. Enjoy the evenings on the large front porch or BBQ on the patio. The inside has new flooring through out and new paint everywhere. Due to sellers health the house is being sold as is and the sellers are motivated.

21. 2023-06-15
    soldstatus Closed

    Show marketing remark (299 chars)

    Come and take a look at this remodeled home with a newer roof and new vinyl siding. Enjoy the evenings on the large front porch or BBQ on the patio. The inside has new flooring through out and new paint everywhere. Due to sellers health the house is being sold as is and the sellers are motivated.

22. 2023-04-25
    historical Active Under Contract

    Show marketing remark (299 chars)

    Come and take a look at this remodeled home with a newer roof and new vinyl siding. Enjoy the evenings on the large front porch or BBQ on the patio. The inside has new flooring through out and new paint everywhere. Due to sellers health the house is being sold as is and the sellers are motivated.

23. 2023-02-27
    status Active

    Show marketing remark (299 chars)

    Come and take a look at this remodeled home with a newer roof and new vinyl siding. Enjoy the evenings on the large front porch or BBQ on the patio. The inside has new flooring through out and new paint everywhere. Due to sellers health the house is being sold as is and the sellers are motivated.

24. 2022-12-09
    status Pending

    Show marketing remark (299 chars)

    Come and take a look at this remodeled home with a newer roof and new vinyl siding. Enjoy the evenings on the large front porch or BBQ on the patio. The inside has new flooring through out and new paint everywhere. Due to sellers health the house is being sold as is and the sellers are motivated.

25. 2022-10-18
    price $43,900

    Show marketing remark (299 chars)

    Come and take a look at this remodeled home with a newer roof and new vinyl siding. Enjoy the evenings on the large front porch or BBQ on the patio. The inside has new flooring through out and new paint everywhere. Due to sellers health the house is being sold as is and the sellers are motivated.

26. 2022-09-07
    price $49,900

    Show marketing remark (299 chars)

    Come and take a look at this remodeled home with a newer roof and new vinyl siding. Enjoy the evenings on the large front porch or BBQ on the patio. The inside has new flooring through out and new paint everywhere. Due to sellers health the house is being sold as is and the sellers are motivated.

27. 2022-07-02
    listed $59,900 Active

    Show marketing remark (299 chars)

    Come and take a look at this remodeled home with a newer roof and new vinyl siding. Enjoy the evenings on the large front porch or BBQ on the patio. The inside has new flooring through out and new paint everywhere. Due to sellers health the house is being sold as is and the sellers are motivated.

28. 2018-01-15
    soldstatus $9,000
29. 2017-12-07
    listed $14,000

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $1,001 · $83/mo
• Expected delta: +$314/yr (+$26/mo · 45.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,295
• − Mortgage interest: −$3,243
• − Property taxes: −$687
• − Insurance: −$290
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$1,684
• Taxable income: $3,583
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $3,443/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: Gillespie CUSD 7
• NCES district ID: 1716680
• Math proficiency: 14% ▼ -12.00%
• Reading proficiency: 20% ▼ -19.00%
• Median HH income: $41,399
• Composite: 14.59/100
• National rank: #9413
• State rank: #485 of 620 in IL

Livability — Sawyerville

• Score: 51/100
• State rank: #1332
• US rank: #25460

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: Sawyerville, IL
• City population: 195
• Population (ZIP): 195

Population outlook (Macoupin County) Hauer SSP2

• Today (2025): 42,867 people
• By 2030: 40,796 · -4.8%
• By 2040: 36,135 · -15.7%
• By 2050: 31,469 · -26.6%
• By 2075: 22,102 · -48.4%
• By 2100: 15,380 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1% Native American 1%
• Common ancestry: Iranian 4% Lithuanian 2% Slovene 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Macoupin

• 2024 margin: Solid R (+39.2) · D 29.4% · R 68.7% · Other 1.9%
• 2008→2024 swing: -49.0pp toward R · 2008: 9.8pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+35.0 2012: R+7.0 2008: D+9.8

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

+313.6% since first listed

14 events — show timeline

• 2026-06-03 Price Changed $57,900 MARIS as Distributed by MLS Grid
• 2026-05-09 Listed $59,900 MARIS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $59,900 MARIS as Distributed by MLS Grid
• 2026-02-06 Listed $59,900 MARIS as Distributed by MLS Grid
• 2023-06-15 Pending — MARIS as Distributed by MLS Grid
• 2023-06-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-04-25 Contingent — MARIS as Distributed by MLS Grid
• 2023-02-27 Relisted — MARIS as Distributed by MLS Grid
• 2022-12-09 Pending — MARIS as Distributed by MLS Grid
• 2022-10-18 Price Changed $43,900 MARIS as Distributed by MLS Grid
• 2022-09-07 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2022-07-02 Listed $59,900 MARIS as Distributed by MLS Grid
• 2018-01-15 Sold (MLS) — MRED as Distributed by MLS Grid
• 2017-12-07 Listed $14,000 MRED as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2024): $687 · +2.2% YoY. Source: county tax records.