325 W Jackson St · Virden, IL 62690

$120,000

4 bd · 1.0 ba · 1,588 sqft · SingleFamily · 39 Days on market

0.37 ac lot Est $145k · 17% 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great family home with room for everyone! This 4-bedroom property offers the perfect blend of space and comfort, featuring two separate gathering areas—a spacious living room and a warm, cozy family room—ideal for entertaining or relaxing. The utility room provides plenty of storage and functionality for everyday living. Need extra space in the garage? You’ll appreciate the oversized garage with room for vehicles, tools, and more. Step outside to a generous yard, perfect for play, entertaining, or simply unwinding. Recent updates in 2025 include a new A/C coil, updated electrical box and service head, and new water and sewer lines, adding peace of mind for the next owner.

Key facts

• 0.37 acre lot
• 2 garage spots
• Listed 39 days

Property features AI

Exterior

• Parking: Detached oversized carport/garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Not new construction
• Construction: Built: year not specified; Crawl space foundation
• Exterior features: Level lot; Shingle roof

Interior

• Kitchen: Kitchen with refrigerator, microwave, dishwasher; Kitchen has luxury vinyl plank flooring
• Bedrooms: 4 bedrooms total; Bedroom 1 on main level (11 x 10) with egress window, vinyl flooring; Bedroom 2 on main level (10 x 11) with egress window, carpet; Bedroom 3 on upper level (15 x 10) with egress window, carpet; Bedroom 4 on upper level (12 x 10) with egress window, carpet
• Flooring: Luxury vinyl plank in living room and kitchen; Vinyl in Bedroom 1 and other areas; Carpet in multiple bedrooms and family room
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Dishwasher, Microwave, Refrigerator; One fireplace; Crawl space basement
• Laundry & utility: Main-level laundry room (11 x 11)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#975 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D-, amenities F.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $830 of loan paydown is wiped out by about $4k 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 39 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $120k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.00% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $144,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 W Jackson St	0.00mi	4/1.0	1,588 (0%)	1mo	$120,000	$76	99
541 W Holden St	0.33mi	3/1.0 (-1)	1,570 (-1%)	9mo	$49,900	$32	71
222 S Wrightsman St	0.32mi	3/1.5 (-1)	1,550 (-2%)	6mo	$149,900	$97	68
226 W Holden St	0.29mi	3/1.5 (-1)	1,440 (-9%)	13mo	$100,000	$69	53
535 E Green St	0.62mi	4/2.0	1,652 (+4%)	13mo	$170,000	$103	50
533 E Prairie St	0.60mi	3/1.5 (-1)	1,512 (-5%)	12mo	$152,500	$101	47
123 N Henderson St	0.60mi	3/1.0 (-1)	1,712 (+8%)	13mo	$59,900	$35	43
310 N Dye	0.33mi	3/2.0 (-1)	1,392 (-12%)	15mo	$149,500	$107	42
427 S Springfield St	0.46mi	3/1.0 (-1)	1,800 (+13%)	13mo	$75,000	$42	40
—	0.74mi	4/2.0	1,774 (+12%)	10mo	$337,500	$190	34
712 E Jackson St	0.70mi	3/1.5 (-1)	1,460 (-8%)	15mo	$35,000	$24	34
928 N Springfield St	0.60mi	3/2.0 (-1)	1,428 (-10%)	17mo	$130,000	$91	32

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-10,648
• Equity at exit: $17,892

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,072
• Equity at exit: $10,375

Cash invested: $33,600 (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 62690

• Home prices YoY: -28.3%
• Active inventory: 13
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $138

Break-even live

Break-even rent $1,025

Max offer price $120,000

Occupancy floor 84%

Sensitivity live

Price	-10% $206	-5% $172	+0% $138	+5% $104	+10% $70
Rent	-10% $43	-5% $91	+0% $138	+5% $185	+10% $233
Rate	-1.0pp $198	-0.5pp $169	base $138	+0.5pp $107	+1.0pp $75

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 S Springfield St Virden, IL	3.0	2.0	1200	$1,200	$1.00	22d	1	0.30mi

Listing history 4 events

1. 2026-04-25
   historical Under Contract
2. 2026-04-17
   listed $120,000 Active
3. 2026-04-15
   historical $120,000
4. 2020-10-06
   soldstatus $67,500

ⓘ 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: $1,568 · $131/mo
• Projected year-2 tax: $2,146 · $179/mo
• Expected delta: +$578/yr (+$48/mo · 36.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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 2% 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: $14,400
• − Mortgage interest: −$6,722
• − Property taxes: −$1,568
• − Insurance: −$600
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,491
• Taxable loss: −$285
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $1,725/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)

No district data.

Livability — Virden

• Score: 60/100
• State rank: #975
• US rank: #18878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Virden, IL
• City population: 3,878
• Population (ZIP): 3,878

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Iranian 7% Lithuanian 2% Italian 1%
• Foreign-born: 1%

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: ▼ -49.41%
• Current HPI: 125.3599
• 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

+77.8% since first listed

4 events — show timeline

• 2026-04-25 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-17 Listed $120,000 RMLSA as Distributed by MLS Grid
• 2026-04-15 Coming Soon $120,000 RMLSA as Distributed by MLS Grid
• 2020-10-06 Sold (Public Records) $67,500 Public Records

Property tax history

+4.1%/yr

Latest (2024): $1,568 · +7.5% YoY. Source: county tax records.