911 Madison St · Gillespie, IL 62033

$74,900

2 bd · 1.0 ba · 900 sqft · SingleFamily · 19 Days on market

Built 1935 7,392 sqft lot Est $77k · at est.

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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 +20.2/30.0
• ARV discount +9.0/15.0
• DSCR +6.4/10.0
• 1% rule +6.3/10.0
• 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 2-bedroom, 1-bath home offers comfortable living on a spacious corner lot. The oversized 2-car garage is heated and cooled, providing endless possibilities for projects, entertaining, or extra workspace.

Key facts

• Spacious corner lot
• 7,392 sq ft lot
• 2 garage spots

Tags

• SPACIOUS CORNER LOT
• OVERSIZED 2-CAR GARAGE
• HEATED AND COOLED GARAGE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding
• Exterior features: Level lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Interior features: Forced air heating; Central air conditioning; 5 rooms total

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($847 rent vs $75k).
• Recommended offer: $74k (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 $518 of loan paydown is wiped out by about $2k 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 19 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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: 1.13% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $77,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 S Madison St	0.10mi	2/1.0	874 (-3%)	10mo	$74,900	$86	83
1101 S Macoupin St	0.09mi	2/1.0	864 (-4%)	22mo	$40,000	$46	71
1103 S Macoupin St	0.09mi	2/1.0	960 (+7%)	22mo	$77,500	$81	66
504 W Baker St	0.24mi	2/1.0	936 (+4%)	19mo	$75,000	$80	66
211 W Baker St	0.14mi	2/1.0	1,010 (+12%)	18mo	$50,000	$50	58
301 Laura St	0.64mi	2/1.0	944 (+5%)	7mo	$114,900	$122	56
304 Francis St	0.63mi	3/2.0 (+1)	850 (-6%)	2mo	$110,000	$129	51
300 W Maple St	0.65mi	2/1.5	1,032 (+15%)	21mo	$124,800	$121	26

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-6,060
• Equity at exit: $11,168

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $2,681
• Equity at exit: $6,476

Cash invested: $20,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $95

Break-even live

Break-even rent $727

Max offer price $74,900

Occupancy floor 84%

Sensitivity live

Price	-10% $137	-5% $116	+0% $95	+5% $73	+10% $52
Rent	-10% $28	-5% $61	+0% $95	+5% $128	+10% $162
Rate	-1.0pp $132	-0.5pp $114	base $95	+0.5pp $75	+1.0pp $56

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $74,900 Active 19 DOM
2. 2026-06-21
   days on market $74,900 Active 18 DOM
3. 2026-06-18
   days on market $74,900 Active 16 DOM
4. 2026-06-17
   days on market $74,900 Active 15 DOM
5. 2026-06-16
   days on market $74,900 Active 14 DOM
6. 2026-06-15
   days on market $74,900 Active 13 DOM
7. 2026-06-13
   days on market $74,900 Active 11 DOM
8. 2026-06-12
   days on market $74,900 Active 10 DOM
9. 2026-06-09
   days on market $74,900 Active 7 DOM
10. 2026-06-08
    days on market $74,900 Active 6 DOM
11. 2026-06-07
    days on market $74,900 Active 5 DOM
12. 2026-06-05
    days on market $74,900 Active 3 DOM
13. 2026-06-03
    remarks 208-char remark
14. 2026-06-03
    listed $74,900 Active 1 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: $1,802 · $150/mo
• Projected year-2 tax: $1,802 · $150/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 · 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: $10,159
• − Mortgage interest: −$4,196
• − Property taxes: −$1,802
• − Insurance: −$374
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$2,179
• Taxable loss: −$17
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $1,140/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

-0.1% since first listed

2 events — show timeline

• 2026-06-02 Listed $74,900 MARIS as Distributed by MLS Grid
• 2006-11-20 Sold (Public Records) $75,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $1,802 · +4.0% YoY. Source: county tax records.