718 Harrison St · Jerseyville, IL 62052

$84,900

3 bd · None ba · 982 sqft · SingleFamily · 22 Days on market

Built 1900 Est $136k · 38% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all investors! This 3 bed 1 bath is anxiously waiting to be brought back to life! Located in a quiet neighborhood with a very spacious, fully fenced backyard. Would be a great addition to any portfolio! BEING SOLD AS-IS

Key facts

• New floors
• New metal roof
• New doors

Tags

• CENTRAL HEAT AND AC
• NEW FLOORS
• NEW DOORS
• LAUNDRY ROOM
• NEW METAL ROOF
• SUPER SIZE DECK

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.6% in Jerseyville — 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 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.
• Market conditions: 90 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 $9k of equity ($587 loan paydown + $8k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($84k) 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.
• Current owner paid $25k; list at $85k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $136,498
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Walnut St	0.16mi	3/1.0	1,008 (+3%)	6mo	$149,900	$149	83
621 Cleveland St	0.12mi	3/1.0	1,035 (+5%)	7mo	$113,500	$110	80
1007 W Hickory St	0.26mi	2/1.5 (-1)	1,016 (+4%)	0mo	$139,500	$137	77
302 Harrison St	0.31mi	2/1.0 (-1)	1,010 (+3%)	3mo	$119,950	$119	73
115 Dressel Dr	0.44mi	3/1.0	1,048 (+7%)	1mo	$145,000	$138	68
1141 Warren St	0.47mi	2/1.0 (-1)	1,008 (+3%)	4mo	$149,000	$148	65
1109 W Exchange St	0.50mi	3/1.0	1,050 (+7%)	2mo	$150,000	$143	64
403 Lincoln Ave	0.22mi	2/1.0 (-1)	845 (-14%)	2mo	$71,500	$85	59
125 Roberts St	0.44mi	3/1.0	1,080 (+10%)	7mo	$154,900	$143	57
1137 Warren St	0.47mi	3/1.0	1,097 (+12%)	2mo	$153,000	$139	57
505 W Spruce St	0.33mi	2/2.0 (-1)	1,117 (+14%)	7mo	$169,000	$151	51
505 S Lafayette St	0.74mi	2/1.0 (-1)	1,088 (+11%)	4mo	$129,000	$119	39

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: 29.0%
• Equity multiple: 3.29×
• Total profit: $54,459
• Equity at exit: $76,485

10-year hold

• IRR: 25.2%
• Equity multiple: 7.47×
• Total profit: $153,875
• Equity at exit: $164,942

Cash invested: $23,772 (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: 90
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $129

Break-even live

Break-even rent $691

Max offer price $84,900

Occupancy floor 80%

Sensitivity live

Price	-10% $177	-5% $153	+0% $129	+5% $105	+10% $81
Rent	-10% $62	-5% $95	+0% $129	+5% $163	+10% $197
Rate	-1.0pp $172	-0.5pp $151	base $129	+0.5pp $107	+1.0pp $85

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: $21,225
• Closing costs: $2,547
• 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	11d	1	1.10mi
211 W County Rd Jerseyville, IL	2.0	1.0	786	$950	$1.21	2d	1	1.29mi

Listing history 14 events

1. 2026-06-21
   days on market $84,900 Active 22 DOM
2. 2026-06-18
   days on market $84,900 Active 19 DOM
3. 2026-06-17
   days on market $84,900 Active 18 DOM
4. 2026-06-16
   days on market $84,900 Active 17 DOM
5. 2026-06-15
   days on market $84,900 Active 16 DOM
6. 2026-06-13
   days on market $84,900 Active 14 DOM
7. 2026-06-09
   days on market $84,900 Active 10 DOM
8. 2026-06-08
   days on market $84,900 Active 9 DOM
9. 2026-06-07
   days on market $84,900 Active 8 DOM
10. 2026-06-03
    days on market $84,900 Active 4 DOM
11. 2026-06-02
    days on market $84,900 Active 3 DOM
12. 2026-06-01
    days on market $84,900 Active 2 DOM
13. 2026-05-31
    remarks 190-char remark
14. 2026-05-31
    listed $84,900 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: $786 · $65/mo
• Projected year-2 tax: $1,356 · $113/mo
• Expected delta: +$571/yr (+$48/mo · 72.6%)

ⓘ 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: $10,258
• − Mortgage interest: −$4,756
• − Property taxes: −$786
• − Insurance: −$424
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$2,470
• Taxable income: $181
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $1,508/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

+183.0% since first listed

8 events — show timeline

• 2026-05-31 Listed $84,900 FSBO.com
• 2024-08-21 Pending — MARIS as Distributed by MLS Grid
• 2024-08-19 Sold (Public Records) $25,000 Public Records
• 2024-08-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-08-01 Contingent — MARIS as Distributed by MLS Grid
• 2024-05-23 Relisted — MARIS as Distributed by MLS Grid
• 2024-05-02 Pending — MARIS as Distributed by MLS Grid
• 2024-04-09 Listed $30,000 MARIS as Distributed by MLS Grid

Property tax history

-0.8%/yr

Latest (2024): $786 · -33.1% YoY. Source: county tax records.