1005 S Macoupin St · Gillespie, IL 62033

$95,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 20 Days on market

Built 1945 7,209 sqft lot Est $140k · 32% under

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This two story bungalow on corner lot with some fencing and large yard for gardening. Inside you will find an open living room with big picture window and open to kitchen. The kitchen features a breakfast bar and large counter space that opens up to rest of house. The kitchen has large pantry area and includes all appliances. The lower level bedroom features nice closet and convenient to rest of house. Upstairs and open loft for bedrooms and can feature multiple beds or make nice suite. An office is also located off the mud room and can be converted to small bedroom. Garage has been converted into a great workshop with an additional office and plenty of floor space for woodworking or hobbie

Key facts

• Open living room
• Large pantry area
• Large yard

Tags

• CORNER LOT
• LARGE YARD
• OPEN LIVING ROOM
• BREAKFAST BAR
• LARGE COUNTER SPACE
• LARGE PANTRY AREA

Property features AI

Finance

• Other: No pool
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Off-street parking; Alley access; Has garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity available; Natural gas available
• Home design: Single-family residence; Residential property; Two levels; Estimated above-grade finished area
• Construction: Vinyl siding; Block basement
• Exterior features: Corner lot, cleared; Lot dimensions approximately 134 x 54

Interior

• Kitchen: Kitchen (main level, approx. 20 x 15)
• Bedrooms: 2 bedrooms total; 1 bedroom on the main level; 1 bedroom on the upper level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 6 total rooms; Basement with block construction

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#261 in IL, #4,848 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute D-, employment F.
• Gillespie CUSD 7 (town): math 14% / reading 20% proficiency, ranked #485 of 620 in IL (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gillespie High School (math 27% / reading 32%, grade F, #187 of 693 statewide, top 30%, 340 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 30% at this address vs 17% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Gillespie CUSD 7 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 21 active listings in the ZIP; 70 units permitted in Macoupin County in 2024 (0 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.
• Macoupin County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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?
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: 1.08% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $140,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 S Madison St	0.14mi	3/1.0 (+1)	1,200 (0%)	12mo	$21,000	$18	78
708 Madison St	0.19mi	3/2.0 (+1)	1,180 (-2%)	7mo	$149,900	$127	74
908 Abba St	0.06mi	2/1.0	1,356 (+13%)	10mo	$159,000	$117	67
600 W Wilson Ave	0.33mi	2/2.5	1,200 (0%)	16mo	$159,000	$133	65
200 E Burton St	0.12mi	3/1.5 (+1)	1,350 (+12%)	17mo	$159,000	$118	53
504 Henrietta St	0.30mi	3/1.0 (+1)	1,047 (-13%)	11mo	$105,000	$100	51
411 W Chestnut St	0.50mi	2/1.0	1,092 (-9%)	23mo	$19,900	$18	42
414 W Walnut	0.53mi	2/1.5	1,060 (-12%)	20mo	$27,500	$26	37
300 W Maple St	0.71mi	2/1.5	1,032 (-14%)	21mo	$124,800	$121	24

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

Projected returns pro-forma

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

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,623
• Equity at exit: $14,165

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $14,130
• 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 62033

• Home prices YoY: -25.4%
• Active inventory: 21
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $201

Break-even live

Break-even rent $775

Max offer price $95,000

Occupancy floor 76%

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: —

Listing history 15 events

1. 2026-06-18
   days on market $95,000 Active 20 DOM
2. 2026-06-17
   days on market $95,000 Active 19 DOM
3. 2026-06-16
   days on market $95,000 Active 18 DOM
4. 2026-06-15
   days on market $95,000 Active 17 DOM
5. 2026-06-13
   days on market $95,000 Active 15 DOM
6. 2026-06-12
   days on market $95,000 Active 14 DOM
7. 2026-06-09
   days on market $95,000 Active 11 DOM
8. 2026-06-08
   days on market $95,000 Active 10 DOM
9. 2026-06-07
   days on market $95,000 Active 9 DOM
10. 2026-06-05
    days on market $95,000 Active 7 DOM
11. 2026-06-04
    days on market $95,000 Active 5 DOM
12. 2026-06-02
    days on market $95,000 Active 4 DOM
13. 2026-06-01
    days on market $95,000 Active 3 DOM
14. 2026-05-31
    days on market $95,000 Active 2 DOM
15. 2026-05-29
    listed $95,000 Active

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $1,527 · $127/mo
• Expected delta: +$630/yr (+$52/mo · 70.2%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,353
• − Mortgage interest: −$5,321
• − Property taxes: −$897
• − Insurance: −$475
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,764
• Taxable income: $919
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $2,188/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: Gillespie CUSD 7
• NCES district ID: 1716680
• Math proficiency: 14% ▼ -12.00%
• Reading proficiency: 20% ▼ -19.00%
• Median HH income: $41,399
• Composite: 14.59/100
• National rank: #9413
• State rank: #485 of 620 in IL

Livability — Gillespie

• Score: 74/100
• State rank: #261
• US rank: #4848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gillespie, IL
• Population (ZIP): 4,398

Population outlook (Macoupin County) Hauer SSP2

• Today (2025): 42,867 people
• By 2030: 40,796 · -4.8%
• By 2040: 36,135 · -15.7%
• By 2050: 31,469 · -26.6%
• By 2075: 22,102 · -48.4%
• By 2100: 15,380 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Slovak 3% Romanian 2% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Macoupin

• 2024 margin: Solid R (+39.2) · D 29.4% · R 68.7% · Other 1.9%
• 2008→2024 swing: -49.0pp toward R · 2008: 9.8pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+35.0 2012: R+7.0 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.59%
• Current HPI: 136.9671
• 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

1 event — show timeline

• 2026-05-29 Listed $95,000 MARIS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2024): $897 · +5.9% YoY. Source: county tax records.