115 West St · Xenia, IL 62899

$35,000

2 bd · 1.0 ba · 2,236 sqft · Other · 228 Days on market

Built 1886 0.94 ac lot $16/sqft · 80% below area

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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 +7.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Huge, cozy 2 beds 1 bath newly renovated SFH for sale with a spacious lot (~1 acre). There is a big space on the second floor that can be easily rearranged into additional bedrooms.

Key facts

• 0.94 acre lot
• Garage
• Built 1886

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,169 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Flora CUSD 35 (town): math 17% / reading 37% proficiency, ranked #299 of 620 in IL (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Flora Elementary School (math 21% / reading 37%, grade F, #727 of 2,056 statewide, top 36%, 681 students, 0% FRL); Floyd Henson Jr High Sch (math 14% / reading 42%, grade F, #284 of 665 statewide, top 44%, 289 students, 0% FRL); Flora High School (math 8% / reading 17%, grade F, #506 of 693 statewide, top 74%, 375 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 2 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $1k appreciation (4.0% local appreciation)).
• Clay County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $20k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $35k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 3.04% ✓
• Cap rate: 25.77%
• Cash-on-cash: 69.57%
• DSCR: 4.10
• GRM: 2.7

CMA / ARV

• ARV (median comp): $176,349
• List price: $35,000
• Delta: -80.15%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

4.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.2%
• Equity multiple: 5.33×
• Total profit: $42,393
• Equity at exit: $17,816

10-year hold

• IRR: 73.9%
• Equity multiple: 10.99×
• Total profit: $97,944
• Equity at exit: $29,197

Cash invested: $9,800 (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 62899

• Home prices YoY: 3.2%
• Active inventory: 8
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $568

Break-even live

Break-even rent $346

Max offer price $35,000

Occupancy floor 42%

Sensitivity live

Price	-10% $588	-5% $578	+0% $568	+5% $558	+10% $548
Rent	-10% $484	-5% $526	+0% $568	+5% $610	+10% $652
Rate	-1.0pp $586	-0.5pp $577	base $568	+0.5pp $559	+1.0pp $550

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-12
   statusdays on market $35,000 Pending 228 DOM
2. 2026-06-09
   days on market $35,000 Active 227 DOM
3. 2026-06-08
   days on market $35,000 Active 226 DOM
4. 2026-06-07
   days on market $35,000 Active 225 DOM
5. 2026-06-05
   days on market $35,000 Active 223 DOM
6. 2026-06-04
   days on market $35,000 Active 221 DOM
7. 2026-06-02
   days on market $35,000 Active 220 DOM
8. 2026-06-01
   days on market $35,000 Active 219 DOM
9. 2026-05-31
   days on market $35,000 Active 218 DOM
10. 2026-05-31
    days on market $35,000 Active 217 DOM
11. 2026-03-20
    price $45,000 183-char remark

    Show marketing remark (183 chars)

    Huge, cozy 2 beds 1 bath newly renovated SFH for sale with a spacious lot (~1 acre). There is a big space on the second floor that can be easily rearranged into additional bedrooms.

12. 2025-10-25
    listed $55,000 Active 183-char remark

    Show marketing remark (183 chars)

    Huge, cozy 2 beds 1 bath newly renovated SFH for sale with a spacious lot (~1 acre). There is a big space on the second floor that can be easily rearranged into additional bedrooms.

13. 2025-10-24
    status Pending 66-char remark

    Show marketing remark (66 chars)

    Newly Renovated Single Family House Seller Financing is Available.

14. 2025-10-24
    status Active 66-char remark

    Show marketing remark (66 chars)

    Newly Renovated Single Family House Seller Financing is Available.

15. 2025-10-23
    soldstatus $16,000 Closed 66-char remark

    Show marketing remark (66 chars)

    Newly Renovated Single Family House Seller Financing is Available.

16. 2025-10-23
    soldstatus $16,000 66-char remark

    Show marketing remark (66 chars)

    Newly Renovated Single Family House Seller Financing is Available.

17. 2025-10-09
    price $64,900 66-char remark

    Show marketing remark (66 chars)

    Newly Renovated Single Family House Seller Financing is Available.

18. 2025-06-30
    listed $74,900 Active 66-char remark

    Show marketing remark (66 chars)

    Newly Renovated Single Family House Seller Financing is Available.

19. 2025-06-30
    listed $64,900 66-char remark

    Show marketing remark (66 chars)

    Newly Renovated Single Family House Seller Financing is Available.

20. 2025-03-11
    soldstatus $9,900
21. 2025-03-11
    soldstatus $9,900 Closed
22. 2025-02-13
    status Pending
23. 2025-02-07
    listed $9,900
24. 2025-02-07
    listed $9,900 Active
25. 2021-08-06
    historical
26. 2021-08-06
    historical
27. 2021-08-06
    historical
28. 2019-06-11
    historical
29. 2018-04-25
    historical
30. 2017-11-04
    historical

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥105°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: $12,777
• − Mortgage interest: −$1,961
• − Property taxes: −$899
• − Insurance: −$175
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$1,018
• Taxable income: $6,681
• Est. tax owed @ 24.0%: −$1,603
• After-tax cash flow: $5,215/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: Flora CUSD 35
• NCES district ID: 1715400
• Math proficiency: 17% ▼ -4.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $41,463
• Composite: 22.82/100
• National rank: #8018
• State rank: #299 of 620 in IL

Livability — Xenia

• Score: 57/100
• State rank: #1169
• US rank: #22001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Xenia, IL
• Population (ZIP): 1,782

Population outlook (Clay County) Hauer SSP2

• Today (2025): 12,388 people
• By 2030: 11,808 · -4.7%
• By 2040: 10,644 · -14.1%
• By 2050: 9,500 · -23.3%
• By 2075: 6,985 · -43.6%
• By 2100: 4,811 · -61.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 3% Serbian 1%
• Foreign-born: 0%
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 2%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+67.3) · D 15.6% · R 82.9% · Other 1.5%
• 2008→2024 swing: -44.1pp toward R · 2008: -23.3pp · 2024: -67.3pp
• All cycles: 2024: R+67.3 2020: R+65.2 2016: R+63.6 2012: R+44.1 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.03%
• Current HPI: 130.1215
• 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

+354.5% since first listed

20 events — show timeline

• 2026-03-20 Price Changed $45,000 RMLSA as Distributed by MLS Grid
• 2025-10-25 Listed $55,000 RMLSA as Distributed by MLS Grid
• 2025-10-24 Pending — RMLSA as Distributed by MLS Grid
• 2025-10-24 Relisted — RMLSA as Distributed by MLS Grid
• 2025-10-23 Sold (MLS) $16,000 MRED as Distributed by MLS Grid
• 2025-10-23 Sold (MLS) $16,000 RMLSA as Distributed by MLS Grid
• 2025-10-09 Price Changed $64,900 RMLSA as Distributed by MLS Grid
• 2025-06-30 Listed $64,900 MRED as Distributed by MLS Grid
• 2025-06-30 Listed $74,900 RMLSA as Distributed by MLS Grid
• 2025-03-11 Sold (MLS) $9,900 RMLSA as Distributed by MLS Grid
• 2025-03-11 Sold (MLS) $9,900 MRED as Distributed by MLS Grid
• 2025-02-13 Pending — RMLSA as Distributed by MLS Grid
• 2025-02-07 Listed $9,900 RMLSA as Distributed by MLS Grid
• 2025-02-07 Listed $9,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-06-11 Listing Removed — MRED as Distributed by MLS Grid
• 2018-04-25 Listing Removed — MRED as Distributed by MLS Grid
• 2017-11-04 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+79.1%/yr

Latest (2024): $899 · +3.3% YoY. Source: county tax records.