913 S 12th St · Herrin, IL 62948

$94,000

3 bd · 1.0 ba · 1,182 sqft · Other · 140 Days on market

Built 1917 7,500 sqft lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• Livability +3.2/5.0
• 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 home to this inviting 3-bedroom, 1-bath home in Herrin! Step up to the spacious enclosed front porch — the perfect spot to sip morning coffee or simply enjoy the sunshine through all those beautiful windows. Inside, you’ll be greeted by a large, inviting living room that shows off the home’s character with original hardwood floors — found not just here, but in every bedroom too! The bedrooms are all generously sized, offering plenty of room to relax. The kitchen is bright and fun, featuring stylish light blue/gray cabinets, a sleek updated countertop, and a cute chalkboard wall that’s perfect for family notes or doodles. Brand-new flooring flows through the kitchen and oversized laundry room, while fresh paint throughout gives the home a crisp, modern feel. You’ll love knowing the big-ticket items are handled — including a brand-new HVAC system for year-round comfort. Step out back and unwind in your private, fenced-in backyard. With a large concrete patio, there’s plenty of room for entertaining. To top it all off, parking is a breeze with a covered carport. This home perfectly blends classic charm with fresh updates — come see why it’s the one you’ve been waiting for! Call today for a showing!

Key facts

• Bright kitchen
• Large concrete patio
• Updated countertop

Tags

• ENCLOSED FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• BRIGHT KITCHEN
• UPDATED COUNTERTOP
• PRIVATE FENCED BACKYARD
• LARGE CONCRETE PATIO

Property features AI

Exterior

• Parking: Attached parking; Carport; No garage
• Utilities: Public water; Public sewer; 150 amp electric service
• Home design: Detached single-family home; One-story
• Construction: Over 100 years old; Block foundation
• Exterior features: Level lot; Lot dimensions approximately 50 x 150; Lot less than 0.25 acre; Vinyl siding exterior; Frame construction

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $94k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.

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: schools D, crime D-, amenities 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.
• 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 $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 $35k; list at $94k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — 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 $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.12% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-4,856
• Equity at exit: $14,016

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $9,209
• Equity at exit: $8,127

Cash invested: $26,320 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$136 /mo · $1,637/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $162

Break-even live

Break-even rent $846

Max offer price $94,000

Occupancy floor 80%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Court C Herrin, IL	2.0	1.0	900	$895	$0.99	43d	1	0.48mi
3 Ct D Herrin, IL	3.0	1.0	1000	$1,195	$1.20	43d	1	0.49mi

Listing history 36 events

1. 2026-06-19
   days on market $94,000 Under Contract 140 DOM
2. 2026-06-18
   days on market $94,000 Under Contract 139 DOM
3. 2026-06-17
   days on market $94,000 Under Contract 138 DOM
4. 2026-06-16
   days on market $94,000 Under Contract 137 DOM
5. 2026-06-15
   days on market $94,000 Under Contract 136 DOM
6. 2026-06-14
   days on market $94,000 Under Contract 134 DOM
7. 2026-06-13
   days on market $94,000 Under Contract 133 DOM
8. 2026-06-10
   days on market $94,000 Under Contract 131 DOM
9. 2026-06-09
   days on market $94,000 Under Contract 130 DOM
10. 2026-06-08
    days on market $94,000 Under Contract 129 DOM
11. 2026-06-07
    days on market $94,000 Under Contract 128 DOM
12. 2026-06-03
    days on market $94,000 Under Contract 124 DOM
13. 2026-06-02
    days on market $94,000 Under Contract 123 DOM
14. 2026-06-01
    days on market $94,000 Under Contract 122 DOM
15. 2026-05-31
    days on market $94,000 Under Contract 121 DOM
16. 2026-05-30
    days on market $94,000 Under Contract 120 DOM
17. 2026-05-22
    status Active
18. 2026-02-14
    historical Under Contract 1288-char remark

    Show marketing remark (1288 chars)

    Welcome home to this inviting 3-bedroom, 1-bath home in Herrin! Step up to the spacious enclosed front porch — the perfect spot to sip morning coffee or simply enjoy the sunshine through all those beautiful windows. Inside, you’ll be greeted by a large, inviting living room that shows off the home’s character with original hardwood floors — found not just here, but in every bedroom too! The bedrooms are all generously sized, offering plenty of room to relax. The kitchen is bright and fun, featuring stylish light blue/gray cabinets, a sleek updated countertop, and a cute chalkboard wall that’s perfect for family notes or doodles. Brand-new flooring flows through the kitchen and oversized laundry room, while fresh paint throughout gives the home a crisp, modern feel. You’ll love knowing the big-ticket items are handled — including a brand-new HVAC system for year-round comfort. Step out back and unwind in your private, fenced-in backyard. With a large concrete patio, there’s plenty of room for entertaining. To top it all off, parking is a breeze with a covered carport. This home perfectly blends classic charm with fresh updates — come see why it’s the one you’ve been waiting for! Call today for a showing!

19. 2026-01-28
    historical
20. 2026-01-16
    status Active
21. 2026-01-14
    historical
22. 2026-01-08
    status Active
23. 2026-01-06
    historical
24. 2026-01-05
    historical
25. 2025-12-03
    price
26. 2025-11-04
    listed $94,000 Active 1288-char remark

    Show marketing remark (1288 chars)

    Welcome home to this inviting 3-bedroom, 1-bath home in Herrin! Step up to the spacious enclosed front porch — the perfect spot to sip morning coffee or simply enjoy the sunshine through all those beautiful windows. Inside, you’ll be greeted by a large, inviting living room that shows off the home’s character with original hardwood floors — found not just here, but in every bedroom too! The bedrooms are all generously sized, offering plenty of room to relax. The kitchen is bright and fun, featuring stylish light blue/gray cabinets, a sleek updated countertop, and a cute chalkboard wall that’s perfect for family notes or doodles. Brand-new flooring flows through the kitchen and oversized laundry room, while fresh paint throughout gives the home a crisp, modern feel. You’ll love knowing the big-ticket items are handled — including a brand-new HVAC system for year-round comfort. Step out back and unwind in your private, fenced-in backyard. With a large concrete patio, there’s plenty of room for entertaining. To top it all off, parking is a breeze with a covered carport. This home perfectly blends classic charm with fresh updates — come see why it’s the one you’ve been waiting for! Call today for a showing!

27. 2025-11-04
    listed Active

    Show marketing remark (1288 chars)

    Welcome home to this inviting 3-bedroom, 1-bath home in Herrin! Step up to the spacious enclosed front porch — the perfect spot to sip morning coffee or simply enjoy the sunshine through all those beautiful windows. Inside, you’ll be greeted by a large, inviting living room that shows off the home’s character with original hardwood floors — found not just here, but in every bedroom too! The bedrooms are all generously sized, offering plenty of room to relax. The kitchen is bright and fun, featuring stylish light blue/gray cabinets, a sleek updated countertop, and a cute chalkboard wall that’s perfect for family notes or doodles. Brand-new flooring flows through the kitchen and oversized laundry room, while fresh paint throughout gives the home a crisp, modern feel. You’ll love knowing the big-ticket items are handled — including a brand-new HVAC system for year-round comfort. Step out back and unwind in your private, fenced-in backyard. With a large concrete patio, there’s plenty of room for entertaining. To top it all off, parking is a breeze with a covered carport. This home perfectly blends classic charm with fresh updates — come see why it’s the one you’ve been waiting for! Call today for a showing!

28. 2021-08-06
    historical
29. 2016-05-24
    soldstatus $35,000
30. 2016-05-24
    soldstatus $35,000
31. 2016-02-26
    listed $42,000
32. 2016-02-26
    listed $42,000
33. 2007-05-25
    soldstatus $56,000
34. 2003-06-23
    soldstatus $33,100
35. 2003-06-20
    soldstatus $33,000
36. 2002-12-12
    listed $36,900

ⓘ 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: $1,637 · $136/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$248/yr (+$21/mo · 15.2%)

ⓘ 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: $12,623
• − Mortgage interest: −$5,265
• − Property taxes: −$1,637
• − Insurance: −$470
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,735
• Taxable income: $496
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $1,831/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

+154.7% since first listed

20 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-02-14 Contingent — RMLSA as Distributed by MLS Grid
• 2026-01-28 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-16 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-04 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-04 Listed $94,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2016-05-24 Sold (MLS) $35,000 RMLSA as Distributed by MLS Grid
• 2016-05-24 Sold (MLS) $35,000 MRED as Distributed by MLS Grid
• 2016-02-26 Listed $42,000 RMLSA as Distributed by MLS Grid
• 2016-02-26 Listed $42,000 MRED as Distributed by MLS Grid
• 2007-05-25 Sold (Public Records) $56,000 Public Records
• 2003-06-23 Sold (Public Records) $33,100 Public Records
• 2003-06-20 Sold (MLS) $33,000 RMLSA as Distributed by MLS Grid
• 2002-12-12 Listed $36,900 RMLSA as Distributed by MLS Grid

Property tax history

+8.4%/yr

Latest (2025): $1,637 · +2.2% YoY. Source: county tax records.