1604 North Ave · Metropolis, IL 62960

$124,900

2 bd · 2.0 ba · 1,440 sqft · SingleFamily · 12 Days on market

Built 1922 6,000 sqft lot Est $143k · 12% under

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Why this score? — see what drove the D+ 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 +15.2/30.0
• ARV discount +13.1/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom, 2 bathroom home situated on a 50x120 lot. This property features a covered back porch perfect for relaxing or entertaining, plus a convenient carport and workshop/storage area for hobbies, tools, or extra belongings. Inside, durable laminate flooring throughout and all appliances stay making this home move-in ready. The unique primary bathroom offers a relaxing jacuzzi tub. Alley access provides added convenience.

Key facts

• Alley access
• Carport
• Jacuzzi tub

Tags

• COVERED BACK PORCH
• CARPORT
• WORKSHOP STORAGE AREA
• DURABLE LAMINATE FLOORING
• JACUZZI TUB
• ALLEY ACCESS

Property features AI

Finance

• Other: Living area source: Appraiser; Property is located in an unincorporated area (Metropolis township); Directions: From W 10th Street, turn right onto North Ave; house is on the right
• HOA & community: No master association fee required

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Property is over 100 years old; Built before 1978
• Construction: Cedar construction; Asphalt roof; Block foundation
• Exterior features: Front porch; Level lot; Lot dimensions approximately 50 x 120

Interior

• Kitchen: Kitchen on main level — 10 x 15
• Bedrooms: Master bedroom (main level) — 13 x 22; Second bedroom (main level) — 10 x 11; Two additional bedrooms
• Flooring: Laminate flooring in bedrooms, dining room, family room, kitchen, and master bedroom
• Bathrooms: Two full bathrooms; Whirlpool tub
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Living room with gas log fireplace
• Laundry & utility: Laundry area located in the kitchen

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 $43 ($520/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 $108k (13.8% below list).
• Recommended offer: $108k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.3% in Metropolis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 72 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $107,639 (13.8% below list)

Questions for the listing agent

1. Built in 1922 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $142,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 North Ave	0.15mi	3/2.0 (+1)	1,422 (-1%)	0mo	$140,177	$99	86
2016 Greenview St	0.33mi	3/2.0 (+1)	1,384 (-4%)	11mo	$137,400	$99	64
207 W 12th St	0.05mi	3/2.0 (+1)	1,644 (+14%)	10mo	$189,900	$116	60
1800 Butler St	0.57mi	3/1.5 (+1)	1,435 (-0%)	13mo	$83,500	$58	55
528 W 20th St	0.34mi	3/2.0 (+1)	1,231 (-14%)	2mo	$130,000	$106	54
116 Oak Dr	0.47mi	3/1.0 (+1)	1,613 (+12%)	2mo	$129,900	$81	47
5 Sturgis Cir	0.68mi	3/2.5 (+1)	1,531 (+6%)	4mo	$214,000	$140	47
50 Jon St St	0.75mi	3/2.0 (+1)	1,546 (+7%)	3mo	$152,000	$98	46
309 E 9th St	0.48mi	2/1.0	1,280 (-11%)	12mo	$96,700	$76	45
24 Adkins St St	0.61mi	2/1.0	1,280 (-11%)	5mo	$52,000	$41	45
2 Dove Ln	0.74mi	3/2.0 (+1)	1,570 (+9%)	2mo	$215,000	$137	44
2000 Simmons St	0.52mi	3/2.0 (+1)	1,232 (-14%)	9mo	$79,000	$64	39

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-17,496
• Equity at exit: $18,623

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-11,754
• Equity at exit: $10,799

Cash invested: $34,972 (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 62960

• Home prices YoY: -19.6%
• Active inventory: 72
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$100 /mo · $1,200/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $43

Break-even live

Break-even rent $1,022

Max offer price $124,900

Occupancy floor 91%

Sensitivity live

Price	-10% $114	-5% $79	+0% $43	+5% $8	+10% $-27
Rent	-10% $-42	-5% $1	+0% $43	+5% $86	+10% $128
Rate	-1.0pp $106	-0.5pp $75	base $43	+0.5pp $11	+1.0pp $-22

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $124,900 Active 12 DOM
2. 2026-06-18
   days on market $124,900 Active 10 DOM
3. 2026-06-17
   days on market $124,900 Active 9 DOM
4. 2026-06-16
   days on market $124,900 Active 8 DOM
5. 2026-06-15
   statusdays on market $124,900 Active 7 DOM
6. 2026-05-13
   status Pending
7. 2026-05-07
   listed $124,900 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: $1,200 · $100/mo
• Projected year-2 tax: $2,017 · $168/mo
• Expected delta: +$818/yr (+$68/mo · 68.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,917
• − Mortgage interest: −$6,996
• − Property taxes: −$1,200
• − Insurance: −$624
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$3,633
• Taxable loss: −$1,604
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $905/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

2 events — show timeline

• 2026-05-13 Pending — MRED as Distributed by MLS Grid
• 2026-05-07 Listed $124,900 MRED as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2024): $1,200 · -3.0% YoY. Source: county tax records.