901 S 22nd St · Herrin, IL 62948

$95,000

2 bd · 2.0 ba · 1,077 sqft · Other · 46 Days on market

Built 1910 0.39 ac lot ↓ 25% since listing

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Why this score? — see what drove the C 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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully renovated 2-bedroom, 2-bath charmer, updated from top to bottom for worry-free living. Recent upgrades include modernized electrical and plumbing systems, blown-in insulation, and all new windows-while preserving the historic picture window that adds timeless character. Split-unit heating and cooling in multiple rooms keep utilities remarkably low. This home is solid and sound. Enjoy a shady lot with mature trees and the comfort of knowing every major system has been cared for. Move-in ready with classic charm and modern convenience. Call for your showing today!

Key facts

• Blown-in insulation
• Renovated
• Modernized plumbing

Tags

• RENOVATED
• MODERNIZED ELECTRICAL
• MODERNIZED PLUMBING
• BLOWN-IN INSULATION
• NEW WINDOWS
• HISTORIC PICTURE WINDOW

Property features AI

Exterior

• Parking: Gravel parking; No garage; Shared driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Over 100 years old; Built before 1978
• Construction: Vinyl siding
• Exterior features: Lot approximately 140 x 120; Other lot features

Interior

• Kitchen: Kitchen on main level with laminate flooring
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Hardwood flooring in living room and both bedrooms; Laminate flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Other heating system
• Interior features: Egress window in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#667 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime D-, amenities F, commute F.
• Herrin CUSD 4 (suburban): math 22% / reading 27% proficiency, ranked #364 of 620 in IL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Herrin High School (math 22% / reading 32%, grade F, #218 of 693 statewide, top 35%, 686 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask is 377% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $15k; list at $95k implies a 533% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
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. 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: 1.10% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.90%
• DSCR: 1.48
• GRM: 7.6

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-39
• Equity at exit: $14,165

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $19,663
• Equity at exit: $8,214

Cash invested: $26,600 (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 62948

• Home prices YoY: -34.1%
• Active inventory: 91
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $242

Break-even live

Break-even rent $742

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $295	-5% $268	+0% $242	+5% $215	+10% $188
Rent	-10% $159	-5% $200	+0% $242	+5% $283	+10% $324
Rate	-1.0pp $289	-0.5pp $266	base $242	+0.5pp $217	+1.0pp $192

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Court C Herrin, IL	2.0	1.0	900	$895	$0.99	44d	1	0.13mi
3 Ct D Herrin, IL	3.0	1.0	1000	$1,195	$1.20	44d	1	0.15mi
715 N 35th St Unit D Herrin, IL	2.0	1.0	850	$1,200	$1.41	44d	1	1.23mi

Listing history 13 events

1. 2026-05-23
   status Active
2. 2026-03-23
   historical
3. 2026-02-15
   historical Under Contract
4. 2026-02-01
   historical
5. 2026-01-06
   historical
6. 2025-11-26
   listed Active
7. 2025-11-25
   listed Active
8. 2022-04-19
   soldstatus $15,000
9. 2022-04-19
   soldstatus $15,000
10. 2021-08-06
    historical
11. 2021-05-19
    historical
12. 2021-04-10
    listed $19,900
13. 2021-04-10
    listed $19,900

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$786/yr (+$65/mo · 134.4%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,578
• − Mortgage interest: −$5,321
• − Property taxes: −$585
• − Insurance: −$475
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$2,764
• Taxable income: $1,420
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $2,557/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: Herrin CUSD 4
• NCES district ID: 1718810
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 27% ▼ -17.00%
• Median HH income: $38,824
• Composite: 20.56/100
• National rank: #8558
• State rank: #364 of 620 in IL

Livability — Herrin

• Score: 64/100
• State rank: #667
• US rank: #13670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Herrin, IL
• City population: 12,728
• Population (ZIP): 12,728

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Black 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.82%
• Current HPI: 131.1617
• 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

-24.6% since first listed

13 events — show timeline

• 2026-05-23 Relisted — MRED as Distributed by MLS Grid
• 2026-03-23 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-02-15 Contingent — RMLSA as Distributed by MLS Grid
• 2026-02-01 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-26 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-25 Listed — RMLSA as Distributed by MLS Grid
• 2022-04-19 Sold (MLS) $15,000 RMLSA as Distributed by MLS Grid
• 2022-04-19 Sold (MLS) $15,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-05-19 Listing Removed — MRED as Distributed by MLS Grid
• 2021-04-10 Listed $19,900 RMLSA as Distributed by MLS Grid
• 2021-04-10 Listed $19,900 MRED as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $585 · +2.2% YoY. Source: county tax records.