62 Allie Cat Dr · Golconda, IL 62938

$29,000

2 bd · 1.0 ba · 915 sqft · SingleFamily · 112 Days on market

Poor condition 2,500 sqft lot $32/sqft · 57% above area ↓ 26% 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 +6.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.4/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Pack your bags, and walk into to your riverfront retreat at 62 Allie Cat Drive in Golconda, IL! This charming 2-bedroom cabin offers the perfect blend of comfort, convenience, and breathtaking scenery along the beautiful Ohio River. Step inside to find a cozy, fully furnished interior ready for you to enjoy from day one. With central heat and air, you'll be able to stay comfortable year-round, whether you're escaping for a summer getaway or settling in for a peaceful winter weekend. This cabin is equipped with a water heater and septic system, making it ideal for full-time living or a relaxing vacation property. Outside, take in stunning, unobstructed views of the Ohio River right from your doorstep. Whether you're sipping your morning coffee while watching the river roll by, taking a scenic stroll around the campgrounds, or winding down in the evening with views over the water, this property delivers the serene river lifestyle you've been looking for. Proximity to the best of Southern Illinois tourism is great from this location as well, Garden of the Gods, Dixon Springs State Park, Lake Glendale, and so much more! So if you've been dreaming of a move-in-ready river cabin with incredible views, with a great location, you might be the right fit for Allie Cat Drive!

Key facts

• Central heat and air
• Water heater
• Unobstructed views

Tags

• FULLY FURNISHED INTERIOR
• CENTRAL HEAT AND AIR
• WATER HEATER
• SEPTIC SYSTEM
• UNOBSTRUCTED VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $29k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $29k).
• Recommended offer: $26k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#920 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Pope County CUD 1 (rural): math 9% / reading 25% proficiency, ranked #492 of 620 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $1k of equity ($200 loan paydown + $928 appreciation (3.2% local appreciation)).
• Pope County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 2.97% ✓
• Cap rate: 26.15%
• Cash-on-cash: 70.90%
• DSCR: 4.15
• GRM: 2.8

CMA / ARV

• ARV (median comp): $18,497
• List price: $29,000
• Delta: 56.79%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 E Pope St	0.39mi	1/1.0 (-1)	920 (+0%)	14mo	$23,500	$26	64
217 N Columbus St	0.17mi	2/1.0	1,010 (+10%)	20mo	$12,000	$12	58

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

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.7%
• Equity multiple: 5.23×
• Total profit: $34,373
• Equity at exit: $13,369

10-year hold

• IRR: 75.1%
• Equity multiple: 10.75×
• Total profit: $79,183
• Equity at exit: $20,863

Cash invested: $8,120 (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 62938

• Home prices YoY: 4.2%
• Active inventory: 13
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $480

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 39%

Sensitivity live

Price	-10% $500	-5% $490	+0% $480	+5% $470	+10% $460
Rent	-10% $412	-5% $446	+0% $480	+5% $514	+10% $548
Rate	-1.0pp $494	-0.5pp $487	base $480	+0.5pp $472	+1.0pp $465

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 E Clara St Golconda, IL	2.0	1.0	900	$861	$0.96	44d	1	0.45mi

Listing history 18 events

1. 2026-06-21
   days on market $29,000 Active 112 DOM
2. 2026-06-18
   days on market $29,000 Active 110 DOM
3. 2026-06-17
   days on market $29,000 Active 109 DOM
4. 2026-06-16
   days on market $29,000 Active 108 DOM
5. 2026-06-15
   days on market $29,000 Active 107 DOM
6. 2026-06-13
   days on market $29,000 Active 105 DOM
7. 2026-06-12
   days on market $29,000 Active 104 DOM
8. 2026-06-09
   days on market $29,000 Active 101 DOM
9. 2026-06-08
   days on market $29,000 Active 100 DOM
10. 2026-06-07
    days on market $29,000 Active 99 DOM
11. 2026-06-07
    days on market $29,000 Active 98 DOM
12. 2026-06-04
    days on market $29,000 Active 95 DOM
13. 2026-06-02
    days on market $29,000 Active 94 DOM
14. 2026-06-01
    days on market $29,000 Active 93 DOM
15. 2026-05-31
    days on market $29,000 Active 92 DOM
16. 2026-05-31
    days on market $29,000 Active 91 DOM
17. 2026-04-29
    price $29,000 1285-char remark

    Show marketing remark (1285 chars)

    Pack your bags, and walk into to your riverfront retreat at 62 Allie Cat Drive in Golconda, IL! This charming 2-bedroom cabin offers the perfect blend of comfort, convenience, and breathtaking scenery along the beautiful Ohio River. Step inside to find a cozy, fully furnished interior ready for you to enjoy from day one. With central heat and air, you'll be able to stay comfortable year-round, whether you're escaping for a summer getaway or settling in for a peaceful winter weekend. This cabin is equipped with a water heater and septic system, making it ideal for full-time living or a relaxing vacation property. Outside, take in stunning, unobstructed views of the Ohio River right from your doorstep. Whether you're sipping your morning coffee while watching the river roll by, taking a scenic stroll around the campgrounds, or winding down in the evening with views over the water, this property delivers the serene river lifestyle you've been looking for. Proximity to the best of Southern Illinois tourism is great from this location as well, Garden of the Gods, Dixon Springs State Park, Lake Glendale, and so much more! So if you've been dreaming of a move-in-ready river cabin with incredible views, with a great location, you might be the right fit for Allie Cat Drive!

18. 2026-02-28
    listed $39,000 Active 1285-char remark

    Show marketing remark (1285 chars)

    Pack your bags, and walk into to your riverfront retreat at 62 Allie Cat Drive in Golconda, IL! This charming 2-bedroom cabin offers the perfect blend of comfort, convenience, and breathtaking scenery along the beautiful Ohio River. Step inside to find a cozy, fully furnished interior ready for you to enjoy from day one. With central heat and air, you'll be able to stay comfortable year-round, whether you're escaping for a summer getaway or settling in for a peaceful winter weekend. This cabin is equipped with a water heater and septic system, making it ideal for full-time living or a relaxing vacation property. Outside, take in stunning, unobstructed views of the Ohio River right from your doorstep. Whether you're sipping your morning coffee while watching the river roll by, taking a scenic stroll around the campgrounds, or winding down in the evening with views over the water, this property delivers the serene river lifestyle you've been looking for. Proximity to the best of Southern Illinois tourism is great from this location as well, Garden of the Gods, Dixon Springs State Park, Lake Glendale, and so much more! So if you've been dreaming of a move-in-ready river cabin with incredible views, with a great location, you might be the right fit for Allie Cat Drive!

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 22 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,332
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$844
• Taxable income: $5,631
• Est. tax owed @ 24.0%: −$1,351
• After-tax cash flow: $4,406/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to improve its condition and increase its resale or rental value. The home is situated on a steep hillside with visible erosion and damaged stairs leading to the front door. The interior walls are painted in a bright blue color, which may be outdated. The bathrooms are outdated and in need of updates, and the roof appears to be in poor condition. The HVAC system is outdated and may need to be replaced or updated. The landscaping is minimal and the overall curb appeal is low. The foundation appears to be in poor condition, and the windows are old. Repairs and updates are needed to improve the home's condition and increase its value.

Repairs flagged

• Major Stairs leading to the front door — The stairs are damaged and need to be replaced to ensure safe access to the house.
• Major Siding — The siding is weathered and needs to be replaced to improve the home's appearance and protect the structure.
• Major Flooring — The carpeted flooring is in poor condition and needs to be replaced or refinished to improve the home's appearance and comfort.
• Major Bathrooms — The bathrooms are outdated and need to be updated with modern fixtures and finishes to improve the home's value.
• Major Roof — The roof is in poor condition and needs to be replaced to ensure the home's structural integrity and energy efficiency.
• Major HVAC system — The HVAC system is outdated and may need to be replaced or updated to improve the home's comfort and energy efficiency.
• Major Landscaping — The landscaping is minimal and needs to be improved with new plants, shrubs, and trees to enhance the home's curb appeal.
• Major Foundation — The foundation appears to be in poor condition and may need to be repaired or replaced to ensure the home's structural integrity.
• Major Windows — The windows are old and may need to be replaced or updated to improve the home's energy efficiency and security.

Value-add opportunities

• Resale Painting the interior walls — A fresh coat of paint can improve the home's appearance and make it more appealing to potential buyers.
• Resale Upgrading the HVAC system — A modern HVAC system can improve the home's comfort and energy efficiency, making it more attractive to potential buyers.
• Resale Updating the bathrooms — Modern bathrooms with updated fixtures and finishes can significantly increase the home's resale value.
• Resale Replacing the siding — New siding can improve the home's curb appeal and protect the structure from the elements.
• Resale Rebuilding the stairs — Safe and attractive stairs can enhance the home's curb appeal and make it more inviting to potential buyers.
• Resale Landscaping improvements — A well-maintained and attractive landscape can significantly increase the home's resale value.
• Resale Rebuilding the foundation — A stable and secure foundation is essential for the home's structural integrity and can improve its resale value.
• Resale Replacing the windows — Modern, energy-efficient windows can improve the home's energy efficiency and make it more attractive to potential buyers.
• Rental Refrigerator and water heater maintenance — A well-maintained refrigerator and water heater can improve the home's rental value and attract tenants who value these amenities.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Stairs leading to the front door · The stairs are damaged and need to be replaced to ensure safe access to the house.	Major	$15,000–50,000
Siding · The siding is weathered and needs to be replaced to improve the home's appearance and protect the structure.	Major	$15,000–50,000
Flooring · The carpeted flooring is in poor condition and needs to be replaced or refinished to improve the home's appearance and comfort.	Major	$15,000–50,000
Bathrooms · The bathrooms are outdated and need to be updated with modern fixtures and finishes to improve the home's value.	Major	$15,000–50,000
Roof · The roof is in poor condition and needs to be replaced to ensure the home's structural integrity and energy efficiency.	Major	$15,000–50,000
HVAC system · The HVAC system is outdated and may need to be replaced or updated to improve the home's comfort and energy efficiency.	Major	$15,000–50,000
Landscaping · The landscaping is minimal and needs to be improved with new plants, shrubs, and trees to enhance the home's curb appeal.	Major	$15,000–50,000
Foundation · The foundation appears to be in poor condition and may need to be repaired or replaced to ensure the home's structural integrity.	Major	$15,000–50,000
Windows · The windows are old and may need to be replaced or updated to improve the home's energy efficiency and security.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale Painting the interior walls — A fresh coat of paint can improve the home's appearance and make it more appealing to potential buyers. ↑
• Resale Upgrading the HVAC system — A modern HVAC system can improve the home's comfort and energy efficiency, making it more attractive to potential buyers. ↑
• Resale Updating the bathrooms — Modern bathrooms with updated fixtures and finishes can significantly increase the home's resale value. ↑
• Resale Replacing the siding — New siding can improve the home's curb appeal and protect the structure from the elements. ↑
• Resale Rebuilding the stairs — Safe and attractive stairs can enhance the home's curb appeal and make it more inviting to potential buyers. ↑
• Resale Landscaping improvements — A well-maintained and attractive landscape can significantly increase the home's resale value. ↑
• Resale Rebuilding the foundation — A stable and secure foundation is essential for the home's structural integrity and can improve its resale value. ↑
• Resale Replacing the windows — Modern, energy-efficient windows can improve the home's energy efficiency and make it more attractive to potential buyers. ↑
• Rental Refrigerator and water heater maintenance — A well-maintained refrigerator and water heater can improve the home's rental value and attract tenants who value these amenities. ↑

ⓘ 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: Pope County CUD 1
• NCES district ID: 1732280
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $39,354
• Composite: 14.35/100
• National rank: #9439
• State rank: #492 of 620 in IL

Livability — Golconda

• Score: 61/100
• State rank: #920
• US rank: #17824

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: Golconda, IL
• Population (ZIP): 2,659

Population outlook (Pope County) Hauer SSP2

• Today (2025): 4,108 people
• By 2030: 3,980 · -3.1%
• By 2040: 3,640 · -11.4%
• By 2050: 3,259 · -20.7%
• By 2075: 2,518 · -38.7%
• By 2100: 2,195 · -46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Hispanic / Latino 3% Two or more races 3% Native American 3%
• Common ancestry: Lithuanian 3% Portuguese 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+60.1) · D 19.5% · R 79.6%
• 2008→2024 swing: -37.8pp toward R · 2008: -22.3pp · 2024: -60.1pp
• All cycles: 2024: R+60.1 2020: R+59.3 2016: R+61.2 2012: R+38.8 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 78.5175
• 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

-25.6% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $29,000 MRED as Distributed by MLS Grid
• 2026-02-28 Listed $39,000 MRED as Distributed by MLS Grid