613 N Liberty St · Jerseyville, IL 62052

$95,000

3 bd · 1.5 ba · 1,170 sqft · SingleFamily · 31 Days on market

Built 1958 7,000 sqft lot Est $158k · 40% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

This charming corner-lot home is full of potential and ready for its next chapter! Offering 3 bedrooms, 2 bathrooms, and a full basement, this property has great bones and plenty of space to make your own. The kitchen provides so much cabinet space and the dining area opens nicely into the living room, creating a welcoming layout perfect for gathering with family and friends. Beautiful hardwood floors run throughout the home and could truly shine again with a little TLC. Outside, you will find a convenient carport for parking and an additional shed for extra storage. Whether you are looking for your next home or an investment opportunity, this adorable property is one you won’t want

Key facts

• Cabinet space
• Corner-lot
• Dining area

Tags

• CORNER-LOT
• FULL BASEMENT
• CABINET SPACE
• DINING AREA
• HARDWOOD FLOORS
• CARPORT

Property features AI

Finance

• Other: Living area reported as 1,170 (per public records)
• Financial info: Lease not considered

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity (Ameren); Natural gas connected
• Home design: Single-family residence; One story; Private ownership
• Construction: Cement siding; Architectural shingle roof; Basement present
• Exterior features: Corner lot; Covered porch

Interior

• Kitchen: Dishwasher; Free-standing range; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Basement with concrete construction; Covered front porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (10.5% below list).
• Recommended offer: $79k (16.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#327 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities D+, commute F.
• Jersey CUSD 100 (town): math 25% / reading 32% proficiency, ranked #260 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jerseyville East Elem School (math 35% / reading 25%, grade F, #648 of 2,056 statewide, top 32%, 384 students, 0% FRL); Jersey Community Middle School (math 22% / reading 38%, grade F, #246 of 665 statewide, top 38%, 499 students, 0% FRL); Jersey Comm High School (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 1,006 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 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; 101 units permitted in Jersey County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Jersey County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,321 (16.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $157,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Sarah St	0.16mi	4/1.0 (+1)	1,300 (+11%)	0mo	$65,000	$50	66
1137 Warren St	0.45mi	3/1.0	1,097 (-6%)	2mo	$153,000	$139	65
300 Clay St	0.33mi	3/1.0	1,304 (+12%)	2mo	$90,000	$69	62
935 Forest St	0.58mi	2/1.0 (-1)	1,132 (-3%)	1mo	$165,000	$146	60
701 Sumner St	0.58mi	3/1.0	1,096 (-6%)	1mo	$83,000	$76	60
115 Dressel Dr	0.47mi	3/1.0	1,048 (-10%)	1mo	$145,000	$138	58
418 Short St	0.52mi	3/2.0	1,273 (+9%)	2mo	$139,000	$109	57
403 Fremont St	0.57mi	3/2.0	1,080 (-8%)	3mo	$146,000	$135	56
604 Stryker Ave	0.69mi	2/1.0 (-1)	1,129 (-4%)	1mo	$55,000	$49	54
1007 W Hickory St	0.45mi	2/1.5 (-1)	1,016 (-13%)	0mo	$139,500	$137	52
302 Harrison St	0.36mi	2/1.0 (-1)	1,010 (-14%)	3mo	$119,950	$119	51
1109 W Exchange St	0.66mi	3/1.0	1,050 (-10%)	2mo	$150,000	$143	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $46,164
• Equity at exit: $85,584

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $140,542
• Equity at exit: $184,564

Cash invested: $26,600 (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 62052

• Home prices YoY: 10.2%
• Active inventory: 91
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$223 /mo · $2,674/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-89

Break-even live

Break-even rent $963

Max offer price $79,321

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-62	+0% $-89	+5% $-116	+10% $-143
Rent	-10% $-156	-5% $-122	+0% $-89	+5% $-55	+10% $-22
Rate	-1.0pp $-41	-0.5pp $-65	base $-89	+0.5pp $-113	+1.0pp $-138

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 George St Unit K Jerseyville, IL	2.0	1.0	800	$775	$0.97	12d	1	0.89mi
211 W County Rd Jerseyville, IL	2.0	1.0	786	$950	$1.21	3d	1	1.16mi

Listing history 16 events

1. 2026-06-21
   pricedays on market $95,000 Active 31 DOM
2. 2026-06-18
   days on market $110,000 Active 28 DOM
3. 2026-06-17
   days on market $110,000 Active 27 DOM
4. 2026-06-16
   days on market $110,000 Active 26 DOM
5. 2026-06-15
   days on market $110,000 Active 25 DOM
6. 2026-06-13
   days on market $110,000 Active 23 DOM
7. 2026-06-09
   days on market $110,000 Active 19 DOM
8. 2026-06-08
   days on market $110,000 Active 18 DOM
9. 2026-06-07
   days on market $110,000 Active 17 DOM
10. 2026-06-03
    pricestatusdays on market $110,000 Active 13 DOM
11. 2026-06-02
    days on market $120,000 Active Under Contract 12 DOM
12. 2026-06-01
    days on market $120,000 Active Under Contract 11 DOM
13. 2026-05-31
    days on market $120,000 Active Under Contract 10 DOM
14. 2026-05-21
    listed $120,000 Active
15. 2011-09-30
    soldstatus $90,000
16. 1988-04-01
    soldstatus $56,000

ⓘ 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: $2,674 · $223/mo
• Projected year-2 tax: $2,674 · $223/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 (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 100% 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: $10,205
• − Mortgage interest: −$5,321
• − Property taxes: −$2,674
• − Insurance: −$475
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,764
• Taxable loss: −$2,662
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $-426/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: Jersey CUSD 100
• NCES district ID: 1720430
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 32% ▼ -14.00%
• Median HH income: $52,066
• Composite: 25.13/100
• National rank: #7522
• State rank: #260 of 620 in IL

Livability — Jerseyville

• Score: 72/100
• State rank: #327
• US rank: #6498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jerseyville, IL
• City population: 12,483
• Population (ZIP): 12,483

Population outlook (Jersey County) Hauer SSP2

• Today (2025): 21,031 people
• By 2030: 20,138 · -4.2%
• By 2040: 18,077 · -14.0%
• By 2050: 15,882 · -24.5%
• By 2075: 11,718 · -44.3%
• By 2100: 8,546 · -59.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jersey

• 2024 margin: Solid R (+50.2) · D 24.1% · R 74.3% · Other 1.6%
• 2008→2024 swing: -47.5pp toward R · 2008: -2.7pp · 2024: -50.2pp
• All cycles: 2024: R+50.2 2020: R+48.1 2016: R+46.4 2012: R+23.9 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.63%
• Current HPI: 255.48
• 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

+69.6% since first listed

7 events — show timeline

• 2026-06-19 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2026-06-03 Relisted — MARIS as Distributed by MLS Grid
• 2026-06-03 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2026-05-28 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-21 Listed $120,000 MARIS as Distributed by MLS Grid
• 2011-09-30 Sold (Public Records) $90,000 Public Records
• 1988-04-01 Sold (Public Records) $56,000 Public Records

Property tax history

+3.1%/yr

Latest (2024): $2,674 · +6.0% YoY. Source: county tax records.