500 S Market St · New Athens, IL 62264

$60,000

2 bd · 3.0 ba · 960 sqft · SingleFamily public records · 15 Days on market

Built 1985 Est $117k · 49% under

---

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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +9.1/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman special! Brick home sitting on a solid foundation. Selling as is. For info call Howard 618-972-8502

Key facts

• Built 1985
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#380 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• New Athens CUSD 60 (rural): math 33% / reading 54% proficiency, ranked #108 of 620 in IL (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Athens Elem (math 37% / reading 57%, grade D-, #219 of 2,056 statewide, top 12%, 231 students, 0% FRL); New Athens Jr High (math 37% / reading 62%, grade C, #51 of 665 statewide, top 9%, 109 students, 0% FRL); New Athens High School (math 5% / reading 24%, grade F, #473 of 693 statewide, top 69%, 154 students, 0% FRL) — zoned schools average 0% FRL vs 30% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 21 active listings in the ZIP; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Clair County population projected at -23% 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 $17k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.53
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $117,120
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 S Clinton St	0.16mi	2/1.0	980 (+2%)	7mo	$22,400	$23	76
405 S Market St	0.06mi	2/1.0	864 (-10%)	8mo	$60,000	$69	66
904 S Mill St	0.34mi	2/1.0	900 (-6%)	3mo	$125,000	$139	63
402 S Clinton St	0.15mi	2/1.0	900 (-6%)	16mo	$90,000	$100	61
915 S Mill St	0.42mi	3/1.0 (+1)	1,027 (+7%)	5mo	$125,000	$122	52
1116 Priscilla Ct	0.69mi	2/1.0	884 (-8%)	6mo	$128,000	$145	42

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,063
• Equity at exit: $8,946

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $14,994
• Equity at exit: $5,188

Cash invested: $16,800 (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 62264

• Active inventory: 21
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $168

Break-even live

Break-even rent $633

Max offer price $60,000

Occupancy floor 75%

Sensitivity live

Price	-10% $202	-5% $185	+0% $168	+5% $151	+10% $134
Rent	-10% $101	-5% $135	+0% $168	+5% $202	+10% $235
Rate	-1.0pp $199	-0.5pp $184	base $168	+0.5pp $153	+1.0pp $137

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $60,000 Active 15 DOM
2. 2026-06-18
   days on market $60,000 Active 12 DOM
3. 2026-06-17
   days on market $60,000 Active 11 DOM
4. 2026-06-16
   days on market $60,000 Active 10 DOM
5. 2026-06-15
   days on market $60,000 Active 9 DOM
6. 2026-06-13
   days on market $60,000 Active 7 DOM
7. 2026-06-13
   days on market $60,000 Active 6 DOM
8. 2026-06-09
   days on market $60,000 Active 3 DOM
9. 2026-06-08
   days on market $60,000 Active 2 DOM
10. 2026-06-07
    remarks 108-char remark
11. 2026-06-07
    listed $60,000 Active 1 DOM

ⓘ 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: $1,923 · $160/mo
• Projected year-2 tax: $1,923 · $160/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,150
• − Mortgage interest: −$3,361
• − Property taxes: −$1,923
• − Insurance: −$300
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$1,745
• Taxable income: $1,197
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $1,733/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: New Athens CUSD 60
• NCES district ID: 1727960
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 54% ▲ 3.00%
• Median HH income: $58,937
• Composite: 38.17/100
• National rank: #4264
• State rank: #108 of 620 in IL

Livability — New Athens

• Score: 70/100
• State rank: #380
• US rank: #7939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Athens, IL
• Population (ZIP): 3,152

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 250,366 people
• By 2030: 240,511 · -3.9%
• By 2040: 217,391 · -13.2%
• By 2050: 192,699 · -23.0%
• By 2075: 140,637 · -43.8%
• By 2100: 100,499 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · St. Clair

• 2024 margin: Lean D (+7.9) · D 53.0% · R 45.1% · Other 1.8%
• 2008→2024 swing: -14.6pp toward R · 2008: 22.4pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+8.7 2016: D+5.6 2012: D+14.5 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.83%
• Current HPI: 134.8291
• 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

1 event — show timeline

• 2026-06-07 Listed $60,000 FSBO.com

Property tax history

+1.1%/yr

Latest (2024): $1,923 · +10.4% YoY. Source: county tax records.