1120 Girard St · Metropolis, IL 62960

$69,900

2 bd · 1.0 ba · 1,147 sqft · SingleFamily · 11 Days on market

Built 1950 6,000 sqft lot Est $72k · at est.

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +9.0/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great house in a great location! This two bedroom home has been well maintained and is ready for its next owner. The house is situated on a nice corner lot and has a fenced-in yard, enclosed back porch and a detached garage.

Key facts

• Fenced backyard
• Corner lot
• Detached garage

Tags

• CORNER LOT
• DETACHED GARAGE
• FENCED BACKYARD
• CENTRAL AIR REPLACED

Property features AI

Finance

• Other: Property located in unincorporated Metropolis; directions: From Hwy 45 to E 12th Street. Property is on the corner of 12th St and Girard.
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built prior to 1978 (estimated age 71–80 years)
• Construction: Frame and Masonite construction
• Exterior features: Corner lot with dimensions approximately 50 x 120

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level
• Flooring: Carpet in living room and bedrooms; Hardwood in dining room; Laminate in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $70k).
• Cap rate 10.4% vs local median 5.3% in Metropolis — 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 75/100 on livability (#217 in IL, #4,091 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, commute F, employment D-.
• Massac UD 1 (rural): math 24% / reading 28% proficiency, ranked #318 of 620 in IL (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 73 active listings in the ZIP; 5 units permitted in Massac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Massac County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $69,900

Questions for the listing agent

1. Built in 1950 — 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: 1.41% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $72,261
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 Girard St	0.00mi	2/1.0	1,147 (0%)	0mo	$60,000	$52	100
1018 Girard St	0.07mi	3/1.0 (+1)	1,197 (+4%)	0mo	$19,000	$16	84
1302 Catherine St	0.10mi	2/1.0	1,064 (-7%)	7mo	$93,900	$88	78
307 E 8th St	0.27mi	3/1.5 (+1)	1,125 (-2%)	0mo	$70,500	$63	77
718 Girard St	0.30mi	2/1.0	1,200 (+5%)	8mo	$73,000	$61	71
1002 Ferry St	0.20mi	3/1.5 (+1)	1,200 (+5%)	8mo	$59,000	$49	69
1806 Market St	0.45mi	3/1.0 (+1)	1,094 (-5%)	2mo	$94,500	$86	65
404 E 7th St	0.39mi	3/1.0 (+1)	1,088 (-5%)	7mo	$37,500	$34	63
212 E 19th St St	0.41mi	3/1.0 (+1)	1,000 (-13%)	4mo	$140,000	$140	51
508 Hillcrest St	0.73mi	3/1.0 (+1)	1,216 (+6%)	3mo	$118,500	$97	48
113 E 21st St	0.60mi	3/2.0 (+1)	1,216 (+6%)	6mo	$76,500	$63	48
528 W 20th St	0.73mi	3/2.0 (+1)	1,231 (+7%)	2mo	$130,000	$106	43

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $4,055
• Equity at exit: $10,422

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $23,469
• Equity at exit: $6,044

Cash invested: $19,572 (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 62960

• Home prices YoY: -19.6%
• Active inventory: 73
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $241

Break-even live

Break-even rent $679

Max offer price $69,900

Occupancy floor 71%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-15
   status Pending
2. 2026-05-04
   listed $69,900 Active
3. 2022-07-14
   soldstatus $70,000 224-char remark

   Show marketing remark (224 chars)

   Great house in a great location! This two bedroom home has been well maintained and is ready for its next owner. The house is situated on a nice corner lot and has a fenced-in yard, enclosed back porch and a detached garage.

4. 2022-07-14
   soldstatus $70,000 Closed 224-char remark

   Show marketing remark (224 chars)

   Great house in a great location! This two bedroom home has been well maintained and is ready for its next owner. The house is situated on a nice corner lot and has a fenced-in yard, enclosed back porch and a detached garage.

5. 2022-06-02
   historical Under Contract 224-char remark

   Show marketing remark (224 chars)

   Great house in a great location! This two bedroom home has been well maintained and is ready for its next owner. The house is situated on a nice corner lot and has a fenced-in yard, enclosed back porch and a detached garage.

6. 2021-11-23
   listed $73,900 224-char remark

   Show marketing remark (224 chars)

   Great house in a great location! This two bedroom home has been well maintained and is ready for its next owner. The house is situated on a nice corner lot and has a fenced-in yard, enclosed back porch and a detached garage.

7. 2021-11-23
   listed $73,900 Active 224-char remark

   Show marketing remark (224 chars)

   Great house in a great location! This two bedroom home has been well maintained and is ready for its next owner. The house is situated on a nice corner lot and has a fenced-in yard, enclosed back porch and a detached garage.

8. 2021-08-06
   historical
9. 2021-08-06
   historical
10. 2016-01-22
    historical
11. 2015-11-20
    historical
12. 2009-09-23
    soldstatus $76,500
13. 2009-09-23
    soldstatus $76,500
14. 2009-09-23
    soldstatus $76,500
15. 2009-08-19
    listed $79,900
16. 2009-08-19
    listed $79,900
17. 2007-07-03
    soldstatus $65,000
18. 2007-07-03
    soldstatus $65,000
19. 2007-05-03
    listed $75,000
20. 2007-05-03
    listed $75,000
21. 2006-07-26
    soldstatus $50,000
22. 2006-06-20
    listed $54,500

ⓘ 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: $1,689 · $141/mo
• Projected year-2 tax: $1,689 · $141/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $11,805
• − Mortgage interest: −$3,915
• − Property taxes: −$1,689
• − Insurance: −$350
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,033
• Taxable income: $1,929
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $2,426/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: Massac UD 1
• NCES district ID: 1725000
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $41,431
• Composite: 22.06/100
• National rank: #8192
• State rank: #318 of 620 in IL

Livability — Metropolis

• Score: 75/100
• State rank: #217
• US rank: #4091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metropolis, IL
• Population (ZIP): 10,823

Population outlook (Massac County) Hauer SSP2

• Today (2025): 13,461 people
• By 2030: 12,675 · -5.8%
• By 2040: 11,124 · -17.4%
• By 2050: 9,711 · -27.9%
• By 2075: 7,253 · -46.1%
• By 2100: 5,666 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Massac

• 2024 margin: Solid R (+48.8) · D 25.2% · R 74.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -23.4pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+48.0 2016: R+49.6 2012: R+33.7 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.38%
• Current HPI: 137.0772
• 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

+28.3% since first listed

22 events — show timeline

• 2026-05-15 Pending — MRED as Distributed by MLS Grid
• 2026-05-04 Listed $69,900 MRED as Distributed by MLS Grid
• 2022-07-14 Sold (MLS) $70,000 RMLSA as Distributed by MLS Grid
• 2022-07-14 Sold (MLS) $70,000 MRED as Distributed by MLS Grid
• 2022-06-02 Contingent — RMLSA as Distributed by MLS Grid
• 2021-11-23 Listed $73,900 RMLSA as Distributed by MLS Grid
• 2021-11-23 Listed $73,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2016-01-22 Listing Removed — MRED as Distributed by MLS Grid
• 2015-11-20 Listing Removed — MRED as Distributed by MLS Grid
• 2009-09-23 Sold (Public Records) $76,500 Public Records
• 2009-09-23 Sold (MLS) $76,500 RMLSA as Distributed by MLS Grid
• 2009-09-23 Sold (MLS) $76,500 MRED as Distributed by MLS Grid
• 2009-08-19 Listed $79,900 RMLSA as Distributed by MLS Grid
• 2009-08-19 Listed $79,900 MRED as Distributed by MLS Grid
• 2007-07-03 Sold (MLS) $65,000 RMLSA as Distributed by MLS Grid
• 2007-07-03 Sold (MLS) $65,000 MRED as Distributed by MLS Grid
• 2007-05-03 Listed $75,000 RMLSA as Distributed by MLS Grid
• 2007-05-03 Listed $75,000 MRED as Distributed by MLS Grid
• 2006-07-26 Sold (MLS) $50,000 RMLSA as Distributed by MLS Grid
• 2006-06-20 Listed $54,500 RMLSA as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2024): $1,689 · -3.4% YoY. Source: county tax records.