585 Timberwolf Dr · Goreville, IL 62939

$119,900

3 bd · 2.0 ba · 1,152 sqft · Other · 23 Days on market

Built 1990 0.41 ac lot

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Why this score? — see what drove the D 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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this home sitting on two private lots inside the Lake of Egypt community. Just minutes to the lake or the interstate for your convenience. This three bedroom two bath home has been maintained and updated. With a deck on the side of the home and a front porch for watching the wildlife roaming the area you will thoroughly enjoy the morning or evening in the outdoors. There is also a 24x38, three bay garage with a lean-to, to house any of your vehicles, boats, toys or storage items. This home is priced to sell and won't last long. Call today for your private viewing.

Key facts

• Two off-water lots
• Front porch
• Side deck

Tags

• TWO OFF-WATER LOTS
• INVITING OUTDOOR SPACES
• FRONT PORCH
• SIDE DECK
• PEACEFUL VIEWS
• THREE-BAY DETACHED GARAGE

Property features AI

Finance

• Other: Lot dimensions approximately 128 x 140 feet (0.41 acre)
• HOA & community: Association includes lake rights

Exterior

• Parking: Detached 3-car garage
• Utilities: Propane for heating
• Home design: Single family residence; Double wide/mobile home (Redman); 1990 construction; 1 story (rooms referenced at main, upper, lower, basement and additional levels)
• Construction: Metal roof; Crawl space basement
• Exterior features: Lean-to; Outbuilding; Level lot; Paved road access

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 3 bedrooms (main level listed for Bedroom 1, Bedroom 2, Bedroom 3)
• Flooring: Carpet in bedrooms; Laminate in living and dining areas; Vinyl in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating (propane rented)
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $52 ($627/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (8.8% below list).
• Recommended offer: $109k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.2% in Goreville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#298 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Goreville CUD 1 (rural): math 18% / reading 31% proficiency, ranked #337 of 620 in IL (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Goreville Elementary School (math 17% / reading 32%, grade F, #850 of 2,056 statewide, top 45%, 452 students, 0% FRL); Goreville High School (math 24% / reading 24%, grade F, #256 of 693 statewide, top 44%, 172 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 60 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Johnson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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.
• Current owner paid $94k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $109,341 (8.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-16,095
• Equity at exit: $17,877

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-9,705
• Equity at exit: $10,367

Cash invested: $33,572 (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 62939

• Home prices YoY: -17.3%
• Active inventory: 60
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $52

Break-even live

Break-even rent $1,027

Max offer price $119,900

Occupancy floor 90%

Sensitivity live

Price	-10% $120	-5% $86	+0% $52	+5% $18	+10% $-16
Rent	-10% $-34	-5% $9	+0% $52	+5% $95	+10% $139
Rate	-1.0pp $113	-0.5pp $83	base $52	+0.5pp $21	+1.0pp $-10

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $119,900 Under Contract 23 DOM
2. 2026-06-19
   days on market $119,900 Under Contract 21 DOM
3. 2026-06-18
   days on market $119,900 Under Contract 20 DOM
4. 2026-06-17
   days on market $119,900 Under Contract 19 DOM
5. 2026-06-16
   days on market $119,900 Under Contract 18 DOM
6. 2026-06-15
   days on market $119,900 Under Contract 17 DOM
7. 2026-06-14
   days on market $119,900 Under Contract 15 DOM
8. 2026-06-13
   days on market $119,900 Under Contract 14 DOM
9. 2026-06-10
   days on market $119,900 Under Contract 12 DOM
10. 2026-06-09
    days on market $119,900 Under Contract 11 DOM
11. 2026-06-08
    days on market $119,900 Under Contract 10 DOM
12. 2026-06-07
    days on market $119,900 Under Contract 9 DOM
13. 2026-06-05
    days on market $119,900 Under Contract 6 DOM
14. 2026-06-02
    statusdays on market $119,900 Under Contract 4 DOM
15. 2026-06-01
    days on market $119,900 Active 3 DOM
16. 2026-05-31
    days on market $119,900 Active 2 DOM
17. 2026-05-28
    listed $119,900 Active
18. 2023-11-16
    soldstatus $94,000 586-char remark

    Show marketing remark (586 chars)

    Check out this home sitting on two private lots inside the Lake of Egypt community. Just minutes to the lake or the interstate for your convenience. This three bedroom two bath home has been maintained and updated. With a deck on the side of the home and a front porch for watching the wildlife roaming the area you will thoroughly enjoy the morning or evening in the outdoors. There is also a 24x38, three bay garage with a lean-to, to house any of your vehicles, boats, toys or storage items. This home is priced to sell and won't last long. Call today for your private viewing.

19. 2023-11-16
    soldstatus $94,000 Closed 586-char remark

    Show marketing remark (586 chars)

    Check out this home sitting on two private lots inside the Lake of Egypt community. Just minutes to the lake or the interstate for your convenience. This three bedroom two bath home has been maintained and updated. With a deck on the side of the home and a front porch for watching the wildlife roaming the area you will thoroughly enjoy the morning or evening in the outdoors. There is also a 24x38, three bay garage with a lean-to, to house any of your vehicles, boats, toys or storage items. This home is priced to sell and won't last long. Call today for your private viewing.

20. 2023-11-16
    soldstatus $94,000

    Show marketing remark (586 chars)

    Check out this home sitting on two private lots inside the Lake of Egypt community. Just minutes to the lake or the interstate for your convenience. This three bedroom two bath home has been maintained and updated. With a deck on the side of the home and a front porch for watching the wildlife roaming the area you will thoroughly enjoy the morning or evening in the outdoors. There is also a 24x38, three bay garage with a lean-to, to house any of your vehicles, boats, toys or storage items. This home is priced to sell and won't last long. Call today for your private viewing.

21. 2023-10-14
    historical Under Contract 586-char remark

    Show marketing remark (586 chars)

    Check out this home sitting on two private lots inside the Lake of Egypt community. Just minutes to the lake or the interstate for your convenience. This three bedroom two bath home has been maintained and updated. With a deck on the side of the home and a front porch for watching the wildlife roaming the area you will thoroughly enjoy the morning or evening in the outdoors. There is also a 24x38, three bay garage with a lean-to, to house any of your vehicles, boats, toys or storage items. This home is priced to sell and won't last long. Call today for your private viewing.

22. 2023-09-24
    listed $104,900 586-char remark

    Show marketing remark (586 chars)

    Check out this home sitting on two private lots inside the Lake of Egypt community. Just minutes to the lake or the interstate for your convenience. This three bedroom two bath home has been maintained and updated. With a deck on the side of the home and a front porch for watching the wildlife roaming the area you will thoroughly enjoy the morning or evening in the outdoors. There is also a 24x38, three bay garage with a lean-to, to house any of your vehicles, boats, toys or storage items. This home is priced to sell and won't last long. Call today for your private viewing.

23. 2023-09-24
    listed $104,900 Active 586-char remark

    Show marketing remark (586 chars)

    Check out this home sitting on two private lots inside the Lake of Egypt community. Just minutes to the lake or the interstate for your convenience. This three bedroom two bath home has been maintained and updated. With a deck on the side of the home and a front porch for watching the wildlife roaming the area you will thoroughly enjoy the morning or evening in the outdoors. There is also a 24x38, three bay garage with a lean-to, to house any of your vehicles, boats, toys or storage items. This home is priced to sell and won't last long. Call today for your private viewing.

24. 2021-08-06
    historical
25. 2020-08-12
    soldstatus $51,000
26. 2020-08-12
    soldstatus $51,000
27. 2020-08-12
    soldstatus $51,000
28. 2020-04-01
    listed $55,000
29. 2020-04-01
    listed $55,000
30. 2013-10-23
    soldstatus $50,000
31. 2013-10-23
    soldstatus $50,000
32. 2013-10-01
    soldstatus $50,000
33. 2012-12-27
    listed $59,000
34. 2012-12-27
    listed $59,000
35. 2012-12-22
    historical
36. 1989-02-01
    soldstatus $5,250

ⓘ 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: $1,594 · $133/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$564/yr (+$47/mo · 35.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $13,121
• − Mortgage interest: −$6,716
• − Property taxes: −$1,594
• − Insurance: −$600
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$3,488
• Taxable loss: −$1,376
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $957/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: Goreville CUD 1
• NCES district ID: 1700014
• Math proficiency: 18% ▼ -4.00%
• Reading proficiency: 31% ▼ -13.00%
• Median HH income: $49,298
• Composite: 21.52/100
• National rank: #8317
• State rank: #337 of 620 in IL

Livability — Goreville

• Score: 72/100
• State rank: #298
• US rank: #5712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,072
• Population (ZIP): 3,072

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 13,355 people
• By 2030: 13,579 · +1.7%
• By 2040: 13,849 · +3.7%
• By 2050: 13,880 · +3.9%
• By 2075: 13,759 · +3.0%
• By 2100: 11,536 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Danish 4% Romanian 3%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+58.3) · D 20.3% · R 78.6% · Other 1.1%
• 2008→2024 swing: -23.7pp toward R · 2008: -34.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+58.6 2016: R+58.3 2012: R+42.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.34%
• Current HPI: 159.748
• 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

+2183.8% since first listed

20 events — show timeline

• 2026-05-28 Listed $119,900 RMLSA as Distributed by MLS Grid
• 2023-11-16 Sold (Public Records) $94,000 Public Records
• 2023-11-16 Sold (MLS) $94,000 RMLSA as Distributed by MLS Grid
• 2023-11-16 Sold (MLS) $94,000 MRED as Distributed by MLS Grid
• 2023-10-14 Contingent — RMLSA as Distributed by MLS Grid
• 2023-09-24 Listed $104,900 RMLSA as Distributed by MLS Grid
• 2023-09-24 Listed $104,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-08-12 Sold (Public Records) $51,000 Public Records
• 2020-08-12 Sold (MLS) $51,000 MRED as Distributed by MLS Grid
• 2020-08-12 Sold (MLS) $51,000 RMLSA as Distributed by MLS Grid
• 2020-04-01 Listed $55,000 MRED as Distributed by MLS Grid
• 2020-04-01 Listed $55,000 RMLSA as Distributed by MLS Grid
• 2013-10-23 Sold (MLS) $50,000 MRED as Distributed by MLS Grid
• 2013-10-23 Sold (MLS) $50,000 RMLSA as Distributed by MLS Grid
• 2013-10-01 Sold (Public Records) $50,000 Public Records
• 2012-12-27 Listed $59,000 MRED as Distributed by MLS Grid
• 2012-12-27 Listed $59,000 RMLSA as Distributed by MLS Grid
• 2012-12-22 Listing Removed — MRED as Distributed by MLS Grid
• 1989-02-01 Sold (Public Records) $5,250 Public Records

Property tax history

+24.9%/yr

Latest (2024): $1,594 · +2.2% YoY. Source: county tax records.