8 Northbrook Dr · Mount Vernon, IL 62864

$140,000

3 bd · 1.5 ba · 1,425 sqft · SingleFamily public records · 25 Days on market

Built 1950 9,375 sqft lot Est $142k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• 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

Welcome to 8 Northbrook Drive in Mt. Vernon! This charming 3-bedroom, 1.5-bath home offers 1,425 sq. ft. of living space and is nestled in a quiet neighborhood. Built in 1950, the home combines classic character with modern updates, including a roof that's only a year old and a newer water heater (approx. 3 years). Inside, you'll find a spacious living room with laminate flooring and a cozy gas fireplace (never used) and a tile-floor kitchen with all appliances staying. The large laundry room also includes a washer & dryer for added convenience. The home offers three bedrooms, 1.5 baths, and an attached one-car garage with opener.

Key facts

• 9,375 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Attached garage (1 space); parking lot access; total 1 parking space
• Utilities: Public water; Public sewer; 100-amp electric service
• Home design: Detached single-family home; One-story
• Construction: Built 71–80 years ago (built before 1978); Vinyl siding over frame construction; Block foundation
• Exterior features: Wooded lot; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Laminate flooring in bedrooms, dining room, kitchen, living room; Carpet in laundry room
• Bathrooms: 1 full bathroom; 1 half bathroom; Master bedroom has a private bath
• Heating & cooling: Electric and natural gas heating; Central air conditioning
• Interior features: Crawl space basement with egress window; Gas water heater
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.3% 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: schools F, amenities F, commute 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.
• Market conditions: 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $968 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask is 67% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.50% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.95%
• DSCR: 1.84
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $142,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Lincoln Dr	0.11mi	4/2.0 (+1)	1,600 (+12%)	0mo	$212,000	$133	67
1901 E Richview Rd	0.24mi	3/1.0	1,228 (-14%)	1mo	$90,000	$73	63
9 Homestead Dr	0.68mi	3/1.5	1,432 (+0%)	8mo	$124,500	$87	61
625 N 12th St	0.51mi	3/2.0	1,300 (-9%)	2mo	$119,900	$92	58
1126 Oakland Ave	0.54mi	3/1.0	1,296 (-9%)	2mo	$135,000	$104	56
702 Magnolia Ave	0.37mi	3/1.0	1,248 (-12%)	11mo	$165,000	$132	51
700 N 12th St	0.50mi	2/0.5 (-1)	1,344 (-6%)	12mo	$118,000	$88	48
9087 N Taft Ln	0.73mi	3/2.0	1,456 (+2%)	16mo	$150,000	$103	47
5 Edgewood Rd	0.74mi	3/1.5	1,280 (-10%)	9mo	$139,900	$109	41
1018 Pace Ave	0.71mi	3/2.0	1,538 (+8%)	13mo	$154,500	$100	41
623 N 12th St	0.52mi	2/1.0 (-1)	1,296 (-9%)	16mo	$129,000	$100	40
823 N 10th St	0.72mi	3/1.0	1,216 (-15%)	0mo	$90,500	$74	40

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $16,823
• Equity at exit: $20,874

10-year hold

• IRR: 19.9%
• Equity multiple: 2.68×
• Total profit: $65,744
• Equity at exit: $12,105

Cash invested: $39,200 (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: 186
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,107 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$253 /mo · $3,035/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $619

Break-even live

Break-even rent $1,323

Max offer price $140,000

Occupancy floor 66%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4201 Valley Forge Rd Mt Vernon, IL	2.0	1.0	720	$2,107	$2.93	43d	9	1.47mi

Listing history 46 events

1. 2026-06-18
   days on market $140,000 Active 25 DOM
2. 2026-06-17
   days on market $140,000 Active 24 DOM
3. 2026-06-16
   days on market $140,000 Active 23 DOM
4. 2026-06-15
   days on market $140,000 Active 22 DOM
5. 2026-06-13
   days on market $140,000 Active 20 DOM
6. 2026-06-12
   days on market $140,000 Active 19 DOM
7. 2026-06-09
   days on market $140,000 Active 16 DOM
8. 2026-06-08
   days on market $140,000 Active 15 DOM
9. 2026-06-07
   days on market $140,000 Active 14 DOM
10. 2026-06-07
    days on market $140,000 Active 13 DOM
11. 2026-06-04
    days on market $140,000 Active 10 DOM
12. 2026-06-02
    days on market $140,000 Active 9 DOM
13. 2026-06-01
    days on market $140,000 Active 8 DOM
14. 2026-05-31
    days on market $140,000 Active 7 DOM
15. 2026-05-31
    days on market $140,000 Active 6 DOM
16. 2026-05-23
    historical
17. 2026-05-23
    status Active
18. 2026-02-22
    price
19. 2026-02-22
    status Active
20. 2026-02-20
    historical
21. 2026-01-06
    historical
22. 2025-12-17
    historical
23. 2025-11-21
    listed Active
24. 2025-11-18
    historical
25. 2025-11-16
    historical
26. 2025-10-09
    price
27. 2025-08-20
    listed Active
28. 2021-08-06
    historical
29. 2021-08-06
    historical
30. 2021-08-06
    historical
31. 2021-08-06
    historical
32. 2021-08-06
    historical
33. 2021-08-06
    historical
34. 2021-08-06
    historical
35. 2017-04-07
    soldstatus $75,000
36. 2017-04-07
    soldstatus $75,000
37. 2017-04-07
    soldstatus $75,000
38. 2017-02-15
    listed $83,700
39. 2017-02-15
    listed $83,700
40. 2009-12-22
    historical
41. 2009-06-19
    historical
42. 2002-09-06
    soldstatus $67,500
43. 2002-07-19
    listed $70,000
44. 2002-07-11
    historical
45. 2002-04-09
    historical
46. 2001-12-30
    historical

ⓘ 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: $3,035 · $253/mo
• Projected year-2 tax: $3,107 · $259/mo
• Expected delta: +$71/yr (+$6/mo · 2.3%)

ⓘ 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 2% 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: $25,284
• − Mortgage interest: −$7,842
• − Property taxes: −$3,035
• − Insurance: −$700
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$4,073
• Taxable income: $5,588
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $6,088/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

+7.1% since first listed

31 events — show timeline

• 2026-05-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-23 Relisted — MRED as Distributed by MLS Grid
• 2026-02-22 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-22 Relisted — MRED as Distributed by MLS Grid
• 2026-02-20 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-21 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-18 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-16 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-09 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-08-20 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2017-04-07 Sold (Public Records) $75,000 Public Records
• 2017-04-07 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2017-04-07 Sold (MLS) $75,000 RMLSA as Distributed by MLS Grid
• 2017-02-15 Listed $83,700 MRED as Distributed by MLS Grid
• 2017-02-15 Listed $83,700 RMLSA as Distributed by MLS Grid
• 2009-12-22 Listing Removed — MRED as Distributed by MLS Grid
• 2009-06-19 Listing Removed — MRED as Distributed by MLS Grid
• 2002-09-06 Sold (MLS) $67,500 RMLSA as Distributed by MLS Grid
• 2002-07-19 Listed $70,000 RMLSA as Distributed by MLS Grid
• 2002-07-11 Listing Removed — MRED as Distributed by MLS Grid
• 2002-04-09 Listing Removed — MRED as Distributed by MLS Grid
• 2001-12-30 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2024): $3,035 · +9.5% YoY. Source: county tax records.