1007 Massey Ln · South Jacksonville, IL 62650

$125,000

2 bd · 2.0 ba · 1,329 sqft · SingleFamily · 85 Days on market

Built 1987 1.10 ac lot $94/sqft · 39% below area Est $204k · 39% 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you enjoy the sunrise or the sunset this home has the views for miles! Just outside of town sits this darling 2 bedroom, 2 bathroom home with an open LR/kitchen, 2 NEW bathrooms, additional bonus room and a HEATED garage! NEW roof and siding in 2019. Easement on the south edge of property. HURRY this gem might just be the one you're looking for!

Key facts

• Views for miles
• Heated garage
• Bonus room

Tags

• VIEWS FOR MILES
• OPEN LR KITCHEN
• NEW BATHROOMS
• BONUS ROOM
• HEATED GARAGE
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (2.5% below list).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#331 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Jacksonville SD 117 (town): math 20% / reading 23% proficiency, ranked #407 of 620 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eisenhower Elem School (math 32% / reading 32%, grade F, #586 of 2,056 statewide, top 31%, 313 students, 0% FRL); Jacksonville Middle School (math 17% / reading 19%, grade F, #444 of 665 statewide, top 67%, 718 students, 0% FRL); Jacksonville High School (math 21% / reading 25%, grade F, #312 of 693 statewide, top 46%, 893 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 143 active listings in the ZIP; 3 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Morgan County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 8.5

CMA / ARV

• ARV (median comp): $204,497
• List price: $125,000
• Delta: -38.87%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 Massey Ln	0.00mi	2/2.0	1,329 (0%)	0mo	$120,000	$90	100

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-14,712
• Equity at exit: $18,638

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-5,601
• Equity at exit: $10,808

Cash invested: $35,000 (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 62650

• Active inventory: 143
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$168 /mo · $2,021/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $87

Break-even live

Break-even rent $1,109

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $157	-5% $122	+0% $87	+5% $51	+10% $16
Rent	-10% $-10	-5% $38	+0% $87	+5% $135	+10% $183
Rate	-1.0pp $150	-0.5pp $118	base $87	+0.5pp $54	+1.0pp $21

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-16
   price $125,000 357-char remark

   Show marketing remark (357 chars)

   Whether you enjoy the sunrise or the sunset this home has the views for miles! Just outside of town sits this darling 2 bedroom, 2 bathroom home with an open LR/kitchen, 2 NEW bathrooms, additional bonus room and a HEATED garage! NEW roof and siding in 2019. Easement on the south edge of property. HURRY this gem might just be the one you're looking for!

2. 2026-03-27
   price $130,000 357-char remark

   Show marketing remark (357 chars)

   Whether you enjoy the sunrise or the sunset this home has the views for miles! Just outside of town sits this darling 2 bedroom, 2 bathroom home with an open LR/kitchen, 2 NEW bathrooms, additional bonus room and a HEATED garage! NEW roof and siding in 2019. Easement on the south edge of property. HURRY this gem might just be the one you're looking for!

3. 2026-03-13
   price $135,000 357-char remark

   Show marketing remark (357 chars)

   Whether you enjoy the sunrise or the sunset this home has the views for miles! Just outside of town sits this darling 2 bedroom, 2 bathroom home with an open LR/kitchen, 2 NEW bathrooms, additional bonus room and a HEATED garage! NEW roof and siding in 2019. Easement on the south edge of property. HURRY this gem might just be the one you're looking for!

4. 2026-02-25
   listed $140,000 Active 357-char remark

   Show marketing remark (357 chars)

   Whether you enjoy the sunrise or the sunset this home has the views for miles! Just outside of town sits this darling 2 bedroom, 2 bathroom home with an open LR/kitchen, 2 NEW bathrooms, additional bonus room and a HEATED garage! NEW roof and siding in 2019. Easement on the south edge of property. HURRY this gem might just be the one you're looking for!

5. 2022-04-11
   soldstatus $105,000
6. 2021-11-19
   soldstatus $98,000 355-char remark

   Show marketing remark (355 chars)

   Looking for a quite Country Spot? Here you go! Cute 2 bedroom 2 bath. Additional 24x12 room that could function as 3rd bedroom or Family room. 36x24 attached garage. 240x200 lot. South School District. Many updates since purchase. Newer siding and roof. New Kitchen! All newer flooring. Security system. Heated insulated garage. Selling As Is

7. 2021-08-24
   listed $100,000 355-char remark

   Show marketing remark (355 chars)

   Looking for a quite Country Spot? Here you go! Cute 2 bedroom 2 bath. Additional 24x12 room that could function as 3rd bedroom or Family room. 36x24 attached garage. 240x200 lot. South School District. Many updates since purchase. Newer siding and roof. New Kitchen! All newer flooring. Security system. Heated insulated garage. Selling As Is

8. 2021-08-06
   historical
9. 2016-07-15
   soldstatus $63,000
10. 2016-05-13
    listed $69,900

ⓘ 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: $2,021 · $168/mo
• Projected year-2 tax: $2,429 · $202/mo
• Expected delta: +$408/yr (+$34/mo · 20.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,623
• − Mortgage interest: −$7,002
• − Property taxes: −$2,021
• − Insurance: −$625
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,636
• Taxable loss: −$1,001
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $1,280/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: Jacksonville SD 117
• NCES district ID: 1720280
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $44,909
• Composite: 18.66/100
• National rank: #8888
• State rank: #407 of 620 in IL

Livability — South Jacksonville

• Score: 71/100
• State rank: #331
• US rank: #6557

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,318

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 32,874 people
• By 2030: 31,698 · -3.6%
• By 2040: 29,050 · -11.6%
• By 2050: 26,381 · -19.8%
• By 2075: 20,235 · -38.4%
• By 2100: 14,324 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+32.5) · D 33.1% · R 65.6% · Other 1.3%
• 2008→2024 swing: -31.7pp toward R · 2008: -0.8pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+31.8 2016: R+29.9 2012: R+15.4 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.33%
• Current HPI: 126.5712
• 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

+78.8% since first listed

10 events — show timeline

• 2026-05-16 Price Changed $125,000 RMLSA as Distributed by MLS Grid
• 2026-03-27 Price Changed $130,000 RMLSA as Distributed by MLS Grid
• 2026-03-13 Price Changed $135,000 RMLSA as Distributed by MLS Grid
• 2026-02-25 Listed $140,000 RMLSA as Distributed by MLS Grid
• 2022-04-11 Sold (Public Records) $105,000 Public Records
• 2021-11-19 Sold (MLS) $98,000 RMLSA as Distributed by MLS Grid
• 2021-08-24 Listed $100,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2016-07-15 Sold (MLS) $63,000 RMLSA as Distributed by MLS Grid
• 2016-05-13 Listed $69,900 RMLSA as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2024): $2,021 · -5.2% YoY. Source: county tax records.