110 IL Route 1 Hwy · Cave-In-Rock, IL 62919

$79,900

4 bd · 1.0 ba · 2,015 sqft · SingleFamily · 38 Days on market

Built 1920 Fair condition 0.75 ac lot $40/sqft · at area comps Est $82k · at est.

---

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 +8.6/15.0
• Appreciation +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.0/10.0

Listing remarks

If you’ve been searching for a home with character, space, and the feeling of simpler days, this charming 4-bedroom brick home in the Cave-In-Rock area is full of opportunity. Sitting on approximately . 75 acre, this property captures the heart of classic Southern Illinois living with its welcoming porches, mature setting, and timeless craftsmanship. The large covered front porch is made for “front porch sitting, ” morning coffee, and quiet evenings. Additional exterior entrances add charm and functionality, including elegant French doors off the formal dining room leading to a landing porch perfect for flowers and plants. A second rear entrance features a spacious concret

Key facts

• Covered front porch
• Built-in cabinetry
• French doors

Tags

• BRICK HOME
• COVERED FRONT PORCH
• FRENCH DOORS
• ORIGINAL WOODWORK
• SOLID WOOD DOORS
• BUILT-IN CABINETRY

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water available; Septic system on site; Electric service
• Home design: Single family residence; Built in 1920; Living area about 2015 (building area total listed)
• Construction: Originally built in 1920
• Exterior features: Shingle roof; Outbuilding on property; Sloped lot; Paved road access; Lot dimensions approx. 240 x 136

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms total; Main-level bedroom (approx. 12.4 x 11.11) with egress window; Main-level bedroom (approx. 13.1 x 11.1) with egress window; Upper-level bedroom (approx. 11.9 x 11.4) with egress window; Upper-level bedroom (approx. 7.7 x 9.5) with egress window; Additional unfinished bedroom (upper level, approx. 13.11 x 12.4)
• Flooring: Carpet in many living areas and bedrooms; Hardwood in additional rooms/areas; Vinyl in laundry room
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Baseboard heating; Wall unit(s)
• Interior features: Attic storage; Full, unfinished basement
• Laundry & utility: Main-level laundry room (vinyl flooring, approx. 7.5 x 10.3); Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Hardin County High School (math 5% / reading 24%, grade F, #473 of 693 statewide, top 69%, 161 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($552 loan paydown + $689 appreciation (0.9% 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 (0.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.62% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.22%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (median comp): $81,868
• List price: $79,900
• Delta: -2.40%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 IL Route 1 Hwy	0.00mi	4/1.0	2,015 (0%)	0mo	$90,000	$45	100

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

Projected returns pro-forma

0.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.38×
• Total profit: $30,930
• Equity at exit: $26,707

10-year hold

• IRR: 30.0%
• Equity multiple: 4.57×
• Total profit: $79,928
• Equity at exit: $35,055

Cash invested: $22,372 (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 62919

• Home prices YoY: 1.0%
• Active inventory: 6
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $470

Break-even live

Break-even rent $699

Max offer price $79,900

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-13
   days on market $79,900 Under Contract 38 DOM
2. 2026-06-12
   days on market $79,900 Under Contract 37 DOM
3. 2026-06-09
   days on market $79,900 Under Contract 34 DOM
4. 2026-06-08
   days on market $79,900 Under Contract 33 DOM
5. 2026-06-07
   days on market $79,900 Under Contract 32 DOM
6. 2026-06-05
   days on market $79,900 Under Contract 30 DOM
7. 2026-06-04
   days on market $79,900 Under Contract 28 DOM
8. 2026-06-02
   days on market $79,900 Under Contract 27 DOM
9. 2026-06-01
   days on market $79,900 Under Contract 26 DOM
10. 2026-05-31
    days on market $79,900 Under Contract 25 DOM
11. 2026-05-31
    days on market $79,900 Under Contract 24 DOM
12. 2026-05-13
    historical Under Contract 1460-char remark
13. 2026-05-05
    listed $79,900 Active 1460-char remark

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,531
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,324
• Taxable income: $4,648
• Est. tax owed @ 24.0%: −$1,115
• After-tax cash flow: $4,528/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, and interior walls.

Repairs flagged

• Major kitchen cabinets — severe wear and tear
• Major bathroom fixtures — dated and worn
• Major interior walls — peeling paint and wallpaper
• Minor landscaping — overgrown areas need trimming

Value-add opportunities

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Both replace kitchen cabinets — New cabinets can greatly enhance the kitchen's functionality and aesthetic appeal
• Both update bathroom fixtures — Modern fixtures can improve the home's functionality and appeal to potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severe wear and tear	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
interior walls · peeling paint and wallpaper	Major	$15,000–50,000
landscaping · overgrown areas need trimming	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both replace kitchen cabinets — New cabinets can greatly enhance the kitchen's functionality and aesthetic appeal ↑
• Both update bathroom fixtures — Modern fixtures can improve the home's functionality and appeal to potential buyers ↑

ⓘ 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: 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 — Cave-In-Rock

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 775

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 (94%)
• Race & ethnicity: White 94% Black 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 6% Serbian 5% Slovak 3%
• 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: ▲ 0.86%
• Current HPI: 87.2379
• 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

+12.6% since first listed

3 events — show timeline

• 2026-06-12 Sold (MLS) $90,000 RMLSA as Distributed by MLS Grid
• 2026-05-13 Contingent — RMLSA as Distributed by MLS Grid
• 2026-05-05 Listed $79,900 RMLSA as Distributed by MLS Grid