511 S Pearl St · Jerseyville, IL 62052

$100,000

3 bd · 1.0 ba · 1,393 sqft · SingleFamily · 6 Days on market

Built 1972 0.32 ac lot Est $171k · 42% under

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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 +26.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• 1% rule +7.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity is knocking! With nearly 1,400 square feet of living space, this sturdy home is ready for its next chapter. Bring your ideas and a little TLC to transform this 3 bedroom property into the home you've always envisioned. As an added bonus, a brand-new roof will be installed through an insurance claim, giving you a great head start on improvements. Outside, you'll find a large yard with plenty of room for gardening, play, or entertaining, along with an oversized 2 car garage offering ample storage and workspace. Tucked away on a dead-end street, this property offers the location buyers are always searching for. Whether you're looking for a personal residence, an investment opportun

Key facts

• Brand new roof
• Large yard
• Dead end street

Tags

• BRAND NEW ROOF
• LARGE YARD
• DEAD END STREET

Property features AI

Exterior

• Parking: 2-car garage (approx. 25 x 25)
• Utilities: Public water; Public sewer; Electricity connected (single phase); Sewer connected; Water connected
• Home design: Single-family residence, attached; One story
• Construction: Vinyl siding construction
• Exterior features: Level lot; Lot dimensions approximately 76.2 x 183; Chip-and-seal road frontage on a city street

Interior

• Kitchen: Kitchen on main level; Microwave; Gas oven; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level; Bedroom sizes include 10x12, 12x9, and 9x11
• Bathrooms: 1 full bathroom on the main level (one total)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Living room with fireplace; Family room; Dining room; Crawl space basement; 9 total rooms
• Laundry & utility: Main-level laundry room (6x11); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.3% vs local median 4.6% in Jerseyville — 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 (#327 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities D+, commute 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.
• Market conditions: 90 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 $11k of equity ($691 loan paydown + $10k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; list at $100k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $171,339
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Hiview Dr	0.18mi	2/2.0 (-1)	1,335 (-4%)	4mo	$140,000	$105	72
300 Clay St	0.42mi	3/1.0	1,304 (-6%)	2mo	$90,000	$69	68
1115 W Exchange St	0.52mi	2/1.0 (-1)	1,362 (-2%)	1mo	$159,000	$117	66
201 W Barr Ave	0.48mi	4/1.5 (+1)	1,360 (-2%)	6mo	$165,000	$121	62
911 W Exchange St	0.38mi	3/2.0	1,517 (+9%)	4mo	$202,000	$133	60
910 W Pine St	0.45mi	3/2.0	1,281 (-8%)	4mo	$175,000	$137	58
812 W Exchange St	0.30mi	3/2.0	1,241 (-11%)	8mo	$170,000	$137	57
209 W Spruce St	0.61mi	3/2.0	1,363 (-2%)	10mo	$210,000	$154	56
412 Cross Ave	0.20mi	4/1.5 (+1)	1,554 (+12%)	11mo	$218,500	$141	56
400 S Arch St	0.33mi	3/1.5	1,567 (+12%)	9mo	$179,900	$115	54
304 Fletcher St	0.52mi	3/1.0	1,218 (-13%)	10mo	$150,000	$123	46
208 Ferguson St	0.61mi	2/1.0 (-1)	1,583 (+14%)	7mo	$148,700	$94	38

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: 32.1%
• Equity multiple: 3.51×
• Total profit: $70,340
• Equity at exit: $90,088

10-year hold

• IRR: 27.7%
• Equity multiple: 7.96×
• Total profit: $194,838
• Equity at exit: $194,278

Cash invested: $28,000 (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: 90
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$202 /mo · $2,423/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $248

Break-even live

Break-even rent $972

Max offer price $100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $305	-5% $277	+0% $248	+5% $220	+10% $192
Rent	-10% $147	-5% $197	+0% $248	+5% $299	+10% $350
Rate	-1.0pp $299	-0.5pp $274	base $248	+0.5pp $222	+1.0pp $196

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-10
   status $100,000 Pending 6 DOM
2. 2026-06-09
   days on market $100,000 Active 6 DOM
3. 2026-06-08
   days on market $100,000 Active 5 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $100,000 Active 4 DOM

ⓘ 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: $2,423 · $202/mo
• Projected year-2 tax: $2,423 · $202/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: −$5,602
• − Property taxes: −$2,423
• − Insurance: −$500
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,909
• Taxable income: $1,533
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $2,611/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 — Jerseyville

• Score: 72/100
• State rank: #327
• US rank: #6498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jerseyville, IL
• City population: 12,483
• 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

+72.4% since first listed

2 events — show timeline

• 2026-06-03 Listed $100,000 MARIS as Distributed by MLS Grid
• 1995-12-01 Sold (Public Records) $58,000 Public Records

Property tax history

+2.5%/yr

Latest (2022): $2,423 · +88.1% YoY. Source: county tax records.