1937 4th St · Rosiclare, IL 62982

$69,000

3 bd · 1.0 ba · 1,237 sqft · SingleFamily · 61 Days on market

Built 1972 8,000 sqft lot $56/sqft · 56% above area ↓ 8% since listing

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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 +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Welcome to this meticulously maintained home in Rosiclare, offering comfort, updates, and functional living space throughout. This 3-bedroom, 1 bath residence features a spacious great room that serves as the heart of the home, complete with a cozy gas log fireplace, perfect for relaxing or entertaining. The main living area has been updated with new vinyl plank flooring, providing both durability and modern appeal. Major mechanical updates include an HVAC system installed in 2023, and a water heater replaced in 2024, giving peace of mind to the next owner. Outside, you will find a 2-car garage and an additional shed, offering plenty of storage and workspace options. The front yard features a charming flower garden that would be ideal for the right person to enjoy and make their own. This property has been thoughtfully cared for and is move in ready, making it an excellent opportunity for buyers seeking a well-kept home.

Key facts

• Water heater
• Gas log fireplace
• 2-car garage

Tags

• GREAT ROOM
• GAS LOG FIREPLACE
• VINYL PLANK FLOORING
• HVAC SYSTEM
• WATER HEATER
• 2-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#320 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Hardin County CUSD 1 (rural): math 7% / reading 17% proficiency, ranked #564 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $2k appreciation (3.0% local appreciation)).
• Hardin County population projected at -26% 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.60% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.48%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $44,276
• List price: $69,000
• Delta: 55.84%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 3rd St	0.61mi	2/1.0 (-1)	1,200 (-3%)	19mo	$69,000	$58	46
326 Charles St	0.36mi	2/1.0 (-1)	1,060 (-14%)	16mo	$63,500	$60	41
711 Mclean St	0.62mi	3/1.0	1,062 (-14%)	8mo	$39,600	$37	41
711 Mclean St	0.62mi	3/1.0	1,062 (-14%)	8mo	$39,600	$37	41

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: 30.6%
• Equity multiple: 2.73×
• Total profit: $33,429
• Equity at exit: $31,025

10-year hold

• IRR: 31.0%
• Equity multiple: 5.34×
• Total profit: $83,860
• Equity at exit: $47,814

Cash invested: $19,320 (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 62982

• Active inventory: 9
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $394

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 59%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,000 Under Contract 61 DOM
2. 2026-06-17
   days on market $69,000 Under Contract 60 DOM
3. 2026-06-16
   days on market $69,000 Under Contract 59 DOM
4. 2026-06-15
   days on market $69,000 Under Contract 58 DOM
5. 2026-06-13
   days on market $69,000 Under Contract 56 DOM
6. 2026-06-12
   days on market $69,000 Under Contract 55 DOM
7. 2026-06-09
   days on market $69,000 Under Contract 52 DOM
8. 2026-06-08
   days on market $69,000 Under Contract 51 DOM
9. 2026-06-07
   days on market $69,000 Under Contract 50 DOM
10. 2026-06-05
    days on market $69,000 Under Contract 48 DOM
11. 2026-06-04
    days on market $69,000 Under Contract 46 DOM
12. 2026-06-02
    days on market $69,000 Under Contract 45 DOM
13. 2026-06-01
    days on market $69,000 Under Contract 44 DOM
14. 2026-05-31
    days on market $69,000 Under Contract 43 DOM
15. 2026-05-31
    days on market $69,000 Under Contract 42 DOM
16. 2026-05-08
    price $69,000 936-char remark

    Show marketing remark (936 chars)

    Welcome to this meticulously maintained home in Rosiclare, offering comfort, updates, and functional living space throughout. This 3-bedroom, 1 bath residence features a spacious great room that serves as the heart of the home, complete with a cozy gas log fireplace, perfect for relaxing or entertaining. The main living area has been updated with new vinyl plank flooring, providing both durability and modern appeal. Major mechanical updates include an HVAC system installed in 2023, and a water heater replaced in 2024, giving peace of mind to the next owner. Outside, you will find a 2-car garage and an additional shed, offering plenty of storage and workspace options. The front yard features a charming flower garden that would be ideal for the right person to enjoy and make their own. This property has been thoughtfully cared for and is move in ready, making it an excellent opportunity for buyers seeking a well-kept home.

17. 2026-04-18
    listed $75,000 Active 936-char remark

    Show marketing remark (936 chars)

    Welcome to this meticulously maintained home in Rosiclare, offering comfort, updates, and functional living space throughout. This 3-bedroom, 1 bath residence features a spacious great room that serves as the heart of the home, complete with a cozy gas log fireplace, perfect for relaxing or entertaining. The main living area has been updated with new vinyl plank flooring, providing both durability and modern appeal. Major mechanical updates include an HVAC system installed in 2023, and a water heater replaced in 2024, giving peace of mind to the next owner. Outside, you will find a 2-car garage and an additional shed, offering plenty of storage and workspace options. The front yard features a charming flower garden that would be ideal for the right person to enjoy and make their own. This property has been thoughtfully cared for and is move in ready, making it an excellent opportunity for buyers seeking a well-kept home.

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,229
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$2,007
• Taxable income: $3,860
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $3,803/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: Hardin County CUSD 1
• NCES district ID: 1718200
• Math proficiency: 7% ▼ -6.00%
• Reading proficiency: 17% ▼ -6.00%
• Median HH income: $37,617
• Composite: 10.06/100
• National rank: #9807
• State rank: #564 of 620 in IL

Livability — Rosiclare

• Score: 72/100
• State rank: #320
• US rank: #6346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosiclare, IL
• Population (ZIP): 1,017

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 3,760 people
• By 2030: 3,548 · -5.6%
• By 2040: 3,134 · -16.6%
• By 2050: 2,786 · -25.9%
• By 2075: 2,118 · -43.7%
• By 2100: 1,578 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+61.8) · D 18.6% · R 80.3% · Other 1.1%
• 2008→2024 swing: -42.3pp toward R · 2008: -19.4pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.4 2016: R+57.7 2012: R+34.0 2008: R+19.4

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

-8.0% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $69,000 RMLSA as Distributed by MLS Grid
• 2026-04-18 Listed $75,000 RMLSA as Distributed by MLS Grid

Property tax history

-11.7%/yr

Latest (2024): $65 · -12.1% YoY. Source: county tax records.