117 S Hamilton St · Otterville, IL 62052

$169,000

3 bd · 1.0 ba · 1,380 sqft · SingleFamily · 2 Days on market

Built 1963 0.33 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 +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.0/10.0
• 1% rule +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

The best of both worlds! Close enough to town for that emergency run to the grocery, but far enough out to see the stars!. Loads of storage in this 3 bedroom home. Garage enters into mudroom (or maybe the Man Cave?) with main floor laundry. Kitchen features tons of cabinets and plenty of lighting overlooking the large, (mostly) fenced lot with additional garage. Many updates including the furnace, water heater, stovetop, dishwasher, flooring, roof, gutters and some windows. Cinch Home Warranty in place. Buyer to verify all information including sq footage, schools, etc.

Key facts

• New concrete pad
• New deck
• Solar panel system

Tags

• SOLAR PANEL SYSTEM
• DETACHED METAL BUILDING
• SPACIOUS FULLY FENCED YARD
• NEW SLIDING GLASS DOORS
• NEW DECK
• NEW CONCRETE PAD

Property features AI

Finance

• Other: Living area 1,380 (per public records); Property type: Residential
• Financial info: Lease not considered

Exterior

• Parking: Attached 1-car garage
• Utilities: Septic tank
• Home design: Single family residence; One level
• Construction: Vinyl siding
• Exterior features: Deck; Patio; Fenced yard

Interior

• Kitchen: Kitchen on the main level (11x19)
• Bedrooms: Three bedrooms on the main level (11x12, 13x10, 9x10)
• Bathrooms: One full bathroom on the main level (8x6)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Updated/remodeled condition; Living room; Dining room; Full unfinished basement with sump pump; Adjoins open ground
• Laundry & utility: Basement utility area (sump pump)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (23.9% below list).
• Recommended offer: $129k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#1,319 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, crime D-, amenities F.
• Jersey CUSD 100 (town): math 25% / reading 32% proficiency, ranked #260 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jerseyville East Elem School (math 35% / reading 25%, grade F, #648 of 2,056 statewide, top 32%, 384 students, 0% FRL); Jersey Community Middle School (math 22% / reading 38%, grade F, #246 of 665 statewide, top 38%, 499 students, 0% FRL); Jersey Comm High School (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 1,006 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 101 units permitted in Jersey County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Jersey County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $96k; list at $169k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $128,638 (23.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $48,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 S Hamilton St	0.15mi	4/1.0 (+1)	1,424 (+3%)	0mo	$49,900	$35	82

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.82×
• Total profit: $86,341
• Equity at exit: $152,249

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $258,691
• Equity at exit: $328,330

Cash invested: $47,320 (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 62052

• Home prices YoY: 10.2%
• Active inventory: 91
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$149 /mo · $1,785/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-89

Break-even live

Break-even rent $1,399

Max offer price $153,242

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-41	+0% $-89	+5% $-137	+10% $-185
Rent	-10% $-191	-5% $-140	+0% $-89	+5% $-38	+10% $12
Rate	-1.0pp $-4	-0.5pp $-46	base $-89	+0.5pp $-133	+1.0pp $-178

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   status $169,000 Pending 2 DOM
2. 2026-06-17
   days on market $169,000 Active 2 DOM
3. 2026-06-16
   pricestatusdays on marketlisting id $169,000 Active 1 DOM
4. 2026-06-13
   days on market $171,900 Active Under Contract 293 DOM
5. 2026-06-09
   days on market $171,900 Active Under Contract 289 DOM
6. 2026-06-08
   days on market $171,900 Active Under Contract 288 DOM
7. 2026-06-07
   days on market $171,900 Active Under Contract 287 DOM
8. 2026-06-03
   days on market $171,900 Active Under Contract 283 DOM
9. 2026-06-02
   days on market $171,900 Active Under Contract 282 DOM
10. 2026-06-01
    days on market $171,900 Active Under Contract 281 DOM
11. 2026-05-31
    days on market $171,900 Active Under Contract 280 DOM
12. 2026-02-20
    historical Active Under Contract
13. 2026-01-16
    status Active
14. 2025-12-22
    status Pending
15. 2025-11-22
    status Active
16. 2025-11-22
    price $171,900
17. 2025-09-24
    historical Active Under Contract
18. 2025-09-06
    price $172,000
19. 2025-08-13
    price $174,900
20. 2025-07-30
    listed $175,000 Active
21. 2022-02-23
    soldstatus Closed 577-char remark

    Show marketing remark (577 chars)

    The best of both worlds! Close enough to town for that emergency run to the grocery, but far enough out to see the stars!. Loads of storage in this 3 bedroom home. Garage enters into mudroom (or maybe the Man Cave?) with main floor laundry. Kitchen features tons of cabinets and plenty of lighting overlooking the large, (mostly) fenced lot with additional garage. Many updates including the furnace, water heater, stovetop, dishwasher, flooring, roof, gutters and some windows. Cinch Home Warranty in place. Buyer to verify all information including sq footage, schools, etc.

22. 2022-02-23
    soldstatus $95,500

    Show marketing remark (577 chars)

    The best of both worlds! Close enough to town for that emergency run to the grocery, but far enough out to see the stars!. Loads of storage in this 3 bedroom home. Garage enters into mudroom (or maybe the Man Cave?) with main floor laundry. Kitchen features tons of cabinets and plenty of lighting overlooking the large, (mostly) fenced lot with additional garage. Many updates including the furnace, water heater, stovetop, dishwasher, flooring, roof, gutters and some windows. Cinch Home Warranty in place. Buyer to verify all information including sq footage, schools, etc.

23. 2022-01-25
    status Pending 577-char remark

    Show marketing remark (577 chars)

    The best of both worlds! Close enough to town for that emergency run to the grocery, but far enough out to see the stars!. Loads of storage in this 3 bedroom home. Garage enters into mudroom (or maybe the Man Cave?) with main floor laundry. Kitchen features tons of cabinets and plenty of lighting overlooking the large, (mostly) fenced lot with additional garage. Many updates including the furnace, water heater, stovetop, dishwasher, flooring, roof, gutters and some windows. Cinch Home Warranty in place. Buyer to verify all information including sq footage, schools, etc.

24. 2022-01-03
    listed $115,000 Active 577-char remark

    Show marketing remark (577 chars)

    The best of both worlds! Close enough to town for that emergency run to the grocery, but far enough out to see the stars!. Loads of storage in this 3 bedroom home. Garage enters into mudroom (or maybe the Man Cave?) with main floor laundry. Kitchen features tons of cabinets and plenty of lighting overlooking the large, (mostly) fenced lot with additional garage. Many updates including the furnace, water heater, stovetop, dishwasher, flooring, roof, gutters and some windows. Cinch Home Warranty in place. Buyer to verify all information including sq footage, schools, etc.

ⓘ 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: $1,785 · $149/mo
• Projected year-2 tax: $2,811 · $234/mo
• Expected delta: +$1,026/yr (+$85/mo · 57.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $15,437
• − Mortgage interest: −$9,467
• − Property taxes: −$1,785
• − Insurance: −$845
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$4,916
• Taxable loss: −$4,047
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $-99/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: Jersey CUSD 100
• NCES district ID: 1720430
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 32% ▼ -14.00%
• Median HH income: $52,066
• Composite: 25.13/100
• National rank: #7522
• State rank: #260 of 620 in IL

Livability — Otterville

• Score: 52/100
• State rank: #1319
• US rank: #25116

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Otterville, IL
• Population (ZIP): 12,483

Population outlook (Jersey County) Hauer SSP2

• Today (2025): 21,031 people
• By 2030: 20,138 · -4.2%
• By 2040: 18,077 · -14.0%
• By 2050: 15,882 · -24.5%
• By 2075: 11,718 · -44.3%
• By 2100: 8,546 · -59.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jersey

• 2024 margin: Solid R (+50.2) · D 24.1% · R 74.3% · Other 1.6%
• 2008→2024 swing: -47.5pp toward R · 2008: -2.7pp · 2024: -50.2pp
• All cycles: 2024: R+50.2 2020: R+48.1 2016: R+46.4 2012: R+23.9 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.63%
• Current HPI: 255.48
• 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

+49.5% since first listed

13 events — show timeline

• 2026-02-20 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-16 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-22 Pending — MARIS as Distributed by MLS Grid
• 2025-11-22 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-22 Price Changed $171,900 MARIS as Distributed by MLS Grid
• 2025-09-24 Contingent — MARIS as Distributed by MLS Grid
• 2025-09-06 Price Changed $172,000 MARIS as Distributed by MLS Grid
• 2025-08-13 Price Changed $174,900 MARIS as Distributed by MLS Grid
• 2025-07-30 Listed $175,000 MARIS as Distributed by MLS Grid
• 2022-02-23 Sold (Public Records) $95,500 Public Records
• 2022-02-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-01-25 Pending — MARIS as Distributed by MLS Grid
• 2022-01-03 Listed $115,000 MARIS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2024): $1,785 · +7.7% YoY. Source: county tax records.