1901 E Richview Rd · Mount Vernon, IL 62864

$112,500

3 bd · 1.0 ba · 1,228 sqft · SingleFamily · 4 Days on market

Built 1945 9,000 sqft lot Est $128k · 12% 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 +21.1/30.0
• ARV discount +12.9/15.0
• DSCR +6.7/10.0
• 1% rule +6.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath 1.5-story home located near Cedarhurst Center for the Arts. This home features original hardwood floors throughout and a kitchen equipped with stainless steel appliances that all stay. The updated bathroom includes a wheelchair-accessible shower for added convenience. Upstairs offers a third bedroom along with a large unfinished bonus room that could easily be finished for additional living space, a home office, or recreation area. The Woods Basement System has stabilized the home for peace of mind. Situated on a corner lot, the property also includes a detached 2-car garage.

Key facts

• Corner lot
• 9,000 sq ft lot
• 2 garage spots

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE UNFINISHED BONUS ROOM
• CORNER LOT

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with concrete driveway; Two parking spaces (garage total)
• Utilities: Public water service; Public sewer service; Electricity (standard); Natural gas
• Home design: Detached single-family home; 1.5-story design; Approximately 81–90 years old; Accessible features present
• Construction: Vinyl siding; Asphalt roof; Built before 1978
• Exterior features: Public water; Public sewer; Corner lot (approximately 150 x 60)

Interior

• Kitchen: Kitchen on the main level, 12 x 12 (tile flooring); Range; Dishwasher; Refrigerator; Range hood; Disposal
• Bedrooms: Master bedroom on the main level (hardwood flooring); Bedroom on the main level, 10 x 11 (hardwood flooring); Bedroom on the second level, 13 x 14 (hardwood flooring)
• Flooring: Hardwood flooring in primary living spaces and bedrooms; Tile flooring in the kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Unfinished full basement; Bonus room (second level); Family room; Living room with a wood-burning fireplace
• Laundry & utility: Basement laundry room, 4 x 6; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Cap rate 8.0% vs local median 5.2% in Mount Vernon — 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 69/100 on livability (#413 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Mt Vernon Twp Hsd 201 (town): math 13% / reading 16% proficiency, ranked #532 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dr Nick Osborne Primary Center (math 8% / reading 12%, grade F, #1,517 of 2,056 statewide, top 78%, 600 students, 0% FRL); Zadok Casey Middle School (math 6% / reading 10%, grade F, #608 of 665 statewide, top 92%, 419 students, 0% FRL); Mount Vernon High School (math 13% / reading 16%, grade F, #479 of 693 statewide, top 71%, 1,210 students, 0% FRL).
• Market conditions: 193 active listings in the ZIP; 6 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $778 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,500

Questions for the listing agent

1. Built in 1945 — 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 F-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: 1.12% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $127,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 E Richview Rd	0.00mi	3/1.0	1,228 (0%)	1mo	$90,000	$73	99
702 Magnolia Ave	0.16mi	3/1.0	1,248 (+2%)	11mo	$165,000	$132	81
625 N 12th St	0.30mi	3/2.0	1,300 (+6%)	2mo	$119,900	$92	71
1126 Oakland Ave	0.41mi	3/1.0	1,296 (+6%)	2mo	$135,000	$104	70
823 N 10th St	0.61mi	3/1.0	1,216 (-1%)	0mo	$90,500	$74	70
1717 Isabella Ave	0.15mi	2/2.0 (-1)	1,176 (-4%)	10mo	$141,500	$120	69
507 N 12th St	0.46mi	3/1.0	1,140 (-7%)	1mo	$115,000	$101	66
2012 Richview Rd	0.15mi	2/1.0 (-1)	1,096 (-11%)	13mo	$100,000	$91	59
1410 Wilshire Dr	0.44mi	3/1.0	1,104 (-10%)	11mo	$154,000	$139	53
700 N 12th St	0.29mi	2/0.5 (-1)	1,344 (+9%)	12mo	$118,000	$88	53
17 Highland Pl	0.48mi	2/1.0 (-1)	1,052 (-14%)	5mo	$124,000	$118	44
1003 Warren Ave	0.64mi	2/1.0 (-1)	1,056 (-14%)	3mo	$123,000	$116	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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-7,930
• Equity at exit: $16,774

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $6,502
• Equity at exit: $9,727

Cash invested: $31,500 (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 62864

• Active inventory: 193
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $161

Break-even live

Break-even rent $1,052

Max offer price $112,500

Occupancy floor 82%

Sensitivity live

Price	-10% $225	-5% $193	+0% $161	+5% $129	+10% $97
Rent	-10% $62	-5% $111	+0% $161	+5% $211	+10% $260
Rate	-1.0pp $218	-0.5pp $190	base $161	+0.5pp $132	+1.0pp $102

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-17
   status Pending
2. 2026-05-13
   listed $112,500 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: $2,330 · $194/mo
• Projected year-2 tax: $2,442 · $204/mo
• Expected delta: +$112/yr (+$9/mo · 4.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,067
• − Mortgage interest: −$6,302
• − Property taxes: −$2,330
• − Insurance: −$562
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$3,273
• Taxable income: $189
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $1,885/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: Mt Vernon Twp Hsd 201
• NCES district ID: 1727360
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 16% ▼ -8.00%
• Median HH income: $38,188
• Composite: 12.22/100
• National rank: #9648
• State rank: #532 of 620 in IL

Livability — Mount Vernon

• Score: 69/100
• State rank: #413
• US rank: #8520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, IL
• Population (ZIP): 23,061

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 36,818 people
• By 2030: 35,764 · -2.9%
• By 2040: 33,649 · -8.6%
• By 2050: 31,557 · -14.3%
• By 2075: 26,055 · -29.2%
• By 2100: 19,237 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+47.8) · D 25.5% · R 73.3% · Other 1.3%
• 2008→2024 swing: -37.0pp toward R · 2008: -10.7pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+45.1 2016: R+43.2 2012: R+22.9 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.64%
• Current HPI: 134.2669
• 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

• 2026-05-17 Pending — MRED as Distributed by MLS Grid
• 2026-05-13 Listed $112,500 MRED as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2024): $2,330 · +11.1% YoY. Source: county tax records.