917 S 11th St · Herrin, IL 62948

$129,900

2 bd · 1.0 ba · 1,291 sqft · SingleFamily · 40 Days on market

Built 1920 6,969 sqft lot Est $130k · at est.

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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 +16.1/30.0
• ARV discount +7.7/15.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this adorable 2-bedroom, 1-bathroom home that's packed with character and charm! Step inside and immediately be greeted by a front sun porch - the perfect spot to greet the morning sun with your favorite cup of coffee. Inside, you'll find beautiful laminate flooring throughout, creating a seamless flow from room to room. The spacious living room is filled with natural light, thanks to large windows that brighten up the space. One of the standout features of this home is the enormous second living area - so versatile! The kitchen has plenty of cabinets for storage and a charming informal dining nook that's just right for a kitchen table. The cool brick accents and rich brown cabinets give the space a unique, warm vibe that ties it all together. Both bedrooms are generously sized, offering comfort and space. The bathroom has plenty of cabinet storage for towels and linens, keeping things organized and tidy. Outside, the large covered back porch is the perfect place to relax and enjoy. To top it all off, this home comes with a whole-house generator powered by natural gas, so you'll never have to worry about losing power during storms or outages. This home is the perfect blend of cozy and functional - call for a showing today!

Key facts

• Laminate flooring
• Detached garage
• 6,969 sq ft lot

Tags

• LAMINATE FLOORING
• LARGE COVERED BACK PORCH
• DETACHED GARAGE
• WHOLE-HOUSE GENERATOR

Property features AI

Exterior

• Parking: Detached carport and detached paved parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1920; One or more additional levels including upper, lower and basement
• Construction: 1291 building area; Not new construction
• Exterior features: Level lot; Paved road access; Shingle roof

Interior

• Kitchen: Kitchen on main level; Includes refrigerator
• Bedrooms: 2 bedrooms (both on main level); Bedrooms have egress windows
• Flooring: Laminate flooring throughout main and lower-level living areas
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Heating by baseboard and forced air; electric water heater
• Interior features: Refrigerator included; Partial, unfinished basement
• Laundry & utility: Laundry room (9.6 x 6.5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $66 ($796/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 $105k (18.9% below list).
• Recommended offer: $105k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#667 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime D-, amenities F, commute F.
• Herrin CUSD 4 (suburban): math 22% / reading 27% proficiency, ranked #364 of 620 in IL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Herrin High School (math 22% / reading 32%, grade F, #218 of 693 statewide, top 35%, 686 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,294 (18.9% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $130,391
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 S 11th St	0.00mi	2/1.0	1,291 (0%)	1mo	$131,848	$102	99
201 S 9th St	0.53mi	2/1.0	1,344 (+4%)	3mo	$44,000	$33	66
1101 S 16th St	0.33mi	2/1.0	1,170 (-9%)	6mo	$58,000	$50	64
717 S 18th St	0.48mi	3/1.0 (+1)	1,234 (-4%)	3mo	$105,100	$85	63
508 S 13th St	0.30mi	3/2.0 (+1)	1,220 (-6%)	8mo	$90,000	$74	61
604 S 23rd St	0.75mi	2/1.0	1,312 (+2%)	5mo	$50,000	$38	58
501 S 7th St	0.39mi	3/1.0 (+1)	1,148 (-11%)	0mo	$118,000	$103	58
659 Deadwood Dr	0.46mi	3/2.0 (+1)	1,400 (+8%)	2mo	$240,000	$171	54
829 Melody Ln	0.64mi	3/2.0 (+1)	1,308 (+1%)	7mo	$112,000	$86	53
208 S 10th St St	0.51mi	2/1.0	1,140 (-12%)	5mo	$115,000	$101	52
911 E Stotlar St	0.33mi	3/2.0 (+1)	1,472 (+14%)	1mo	$215,000	$146	51
600 Indian Hill Dr	0.29mi	3/1.5 (+1)	1,476 (+14%)	6mo	$170,500	$116	50

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-16,891
• Equity at exit: $19,369

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-9,535
• Equity at exit: $11,231

Cash invested: $36,372 (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 62948

• Home prices YoY: -34.1%
• Active inventory: 91
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $66

Break-even live

Break-even rent $969

Max offer price $129,900

Occupancy floor 89%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Ct D Herrin, IL	3.0	1.0	1000	$1,195	$1.20	43d	1	0.54mi
6 Court C Herrin, IL	2.0	1.0	900	$895	$0.99	43d	1	0.54mi

Listing history 10 events

1. 2026-05-30
   days on market $129,900 Under Contract 40 DOM
2. 2026-04-24
   historical Under Contract
3. 2026-04-20
   listed $129,900 Active
4. 2025-02-28
   soldstatus $114,000 Closed 1253-char remark

   Show marketing remark (1253 chars)

   Welcome to this adorable 2-bedroom, 1-bathroom home that's packed with character and charm! Step inside and immediately be greeted by a front sun porch - the perfect spot to greet the morning sun with your favorite cup of coffee. Inside, you'll find beautiful laminate flooring throughout, creating a seamless flow from room to room. The spacious living room is filled with natural light, thanks to large windows that brighten up the space. One of the standout features of this home is the enormous second living area - so versatile! The kitchen has plenty of cabinets for storage and a charming informal dining nook that's just right for a kitchen table. The cool brick accents and rich brown cabinets give the space a unique, warm vibe that ties it all together. Both bedrooms are generously sized, offering comfort and space. The bathroom has plenty of cabinet storage for towels and linens, keeping things organized and tidy. Outside, the large covered back porch is the perfect place to relax and enjoy. To top it all off, this home comes with a whole-house generator powered by natural gas, so you'll never have to worry about losing power during storms or outages. This home is the perfect blend of cozy and functional - call for a showing today!

5. 2025-02-28
   soldstatus $114,000 1253-char remark

   Show marketing remark (1253 chars)

   Welcome to this adorable 2-bedroom, 1-bathroom home that's packed with character and charm! Step inside and immediately be greeted by a front sun porch - the perfect spot to greet the morning sun with your favorite cup of coffee. Inside, you'll find beautiful laminate flooring throughout, creating a seamless flow from room to room. The spacious living room is filled with natural light, thanks to large windows that brighten up the space. One of the standout features of this home is the enormous second living area - so versatile! The kitchen has plenty of cabinets for storage and a charming informal dining nook that's just right for a kitchen table. The cool brick accents and rich brown cabinets give the space a unique, warm vibe that ties it all together. Both bedrooms are generously sized, offering comfort and space. The bathroom has plenty of cabinet storage for towels and linens, keeping things organized and tidy. Outside, the large covered back porch is the perfect place to relax and enjoy. To top it all off, this home comes with a whole-house generator powered by natural gas, so you'll never have to worry about losing power during storms or outages. This home is the perfect blend of cozy and functional - call for a showing today!

6. 2025-02-28
   soldstatus $114,000

   Show marketing remark (1253 chars)

   Welcome to this adorable 2-bedroom, 1-bathroom home that's packed with character and charm! Step inside and immediately be greeted by a front sun porch - the perfect spot to greet the morning sun with your favorite cup of coffee. Inside, you'll find beautiful laminate flooring throughout, creating a seamless flow from room to room. The spacious living room is filled with natural light, thanks to large windows that brighten up the space. One of the standout features of this home is the enormous second living area - so versatile! The kitchen has plenty of cabinets for storage and a charming informal dining nook that's just right for a kitchen table. The cool brick accents and rich brown cabinets give the space a unique, warm vibe that ties it all together. Both bedrooms are generously sized, offering comfort and space. The bathroom has plenty of cabinet storage for towels and linens, keeping things organized and tidy. Outside, the large covered back porch is the perfect place to relax and enjoy. To top it all off, this home comes with a whole-house generator powered by natural gas, so you'll never have to worry about losing power during storms or outages. This home is the perfect blend of cozy and functional - call for a showing today!

7. 2025-01-18
   historical Under Contract 1253-char remark

   Show marketing remark (1253 chars)

   Welcome to this adorable 2-bedroom, 1-bathroom home that's packed with character and charm! Step inside and immediately be greeted by a front sun porch - the perfect spot to greet the morning sun with your favorite cup of coffee. Inside, you'll find beautiful laminate flooring throughout, creating a seamless flow from room to room. The spacious living room is filled with natural light, thanks to large windows that brighten up the space. One of the standout features of this home is the enormous second living area - so versatile! The kitchen has plenty of cabinets for storage and a charming informal dining nook that's just right for a kitchen table. The cool brick accents and rich brown cabinets give the space a unique, warm vibe that ties it all together. Both bedrooms are generously sized, offering comfort and space. The bathroom has plenty of cabinet storage for towels and linens, keeping things organized and tidy. Outside, the large covered back porch is the perfect place to relax and enjoy. To top it all off, this home comes with a whole-house generator powered by natural gas, so you'll never have to worry about losing power during storms or outages. This home is the perfect blend of cozy and functional - call for a showing today!

8. 2024-12-20
   listed $114,900 Active 1253-char remark

   Show marketing remark (1253 chars)

   Welcome to this adorable 2-bedroom, 1-bathroom home that's packed with character and charm! Step inside and immediately be greeted by a front sun porch - the perfect spot to greet the morning sun with your favorite cup of coffee. Inside, you'll find beautiful laminate flooring throughout, creating a seamless flow from room to room. The spacious living room is filled with natural light, thanks to large windows that brighten up the space. One of the standout features of this home is the enormous second living area - so versatile! The kitchen has plenty of cabinets for storage and a charming informal dining nook that's just right for a kitchen table. The cool brick accents and rich brown cabinets give the space a unique, warm vibe that ties it all together. Both bedrooms are generously sized, offering comfort and space. The bathroom has plenty of cabinet storage for towels and linens, keeping things organized and tidy. Outside, the large covered back porch is the perfect place to relax and enjoy. To top it all off, this home comes with a whole-house generator powered by natural gas, so you'll never have to worry about losing power during storms or outages. This home is the perfect blend of cozy and functional - call for a showing today!

9. 2024-12-20
   listed $114,900 1253-char remark

   Show marketing remark (1253 chars)

   Welcome to this adorable 2-bedroom, 1-bathroom home that's packed with character and charm! Step inside and immediately be greeted by a front sun porch - the perfect spot to greet the morning sun with your favorite cup of coffee. Inside, you'll find beautiful laminate flooring throughout, creating a seamless flow from room to room. The spacious living room is filled with natural light, thanks to large windows that brighten up the space. One of the standout features of this home is the enormous second living area - so versatile! The kitchen has plenty of cabinets for storage and a charming informal dining nook that's just right for a kitchen table. The cool brick accents and rich brown cabinets give the space a unique, warm vibe that ties it all together. Both bedrooms are generously sized, offering comfort and space. The bathroom has plenty of cabinet storage for towels and linens, keeping things organized and tidy. Outside, the large covered back porch is the perfect place to relax and enjoy. To top it all off, this home comes with a whole-house generator powered by natural gas, so you'll never have to worry about losing power during storms or outages. This home is the perfect blend of cozy and functional - call for a showing today!

10. 1999-07-07
    soldstatus $27,500

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$1,293/yr (+$108/mo · 357.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,635
• − Mortgage interest: −$7,276
• − Property taxes: −$362
• − Insurance: −$650
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$3,779
• Taxable loss: −$1,453
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $1,145/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: Herrin CUSD 4
• NCES district ID: 1718810
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 27% ▼ -17.00%
• Median HH income: $38,824
• Composite: 20.56/100
• National rank: #8558
• State rank: #364 of 620 in IL

Livability — Herrin

• Score: 64/100
• State rank: #667
• US rank: #13670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Herrin, IL
• City population: 12,728
• Population (ZIP): 12,728

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Black 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.82%
• Current HPI: 131.1617
• 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

+372.4% since first listed

9 events — show timeline

• 2026-04-24 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-20 Listed $129,900 RMLSA as Distributed by MLS Grid
• 2025-02-28 Sold (Public Records) $114,000 Public Records
• 2025-02-28 Sold (MLS) $114,000 MRED as Distributed by MLS Grid
• 2025-02-28 Sold (MLS) $114,000 RMLSA as Distributed by MLS Grid
• 2025-01-18 Contingent — RMLSA as Distributed by MLS Grid
• 2024-12-20 Listed $114,900 MRED as Distributed by MLS Grid
• 2024-12-20 Listed $114,900 RMLSA as Distributed by MLS Grid
• 1999-07-07 Sold (Public Records) $27,500 Public Records