603 S 4th St · Greenville, IL 62246

$65,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 128 Days on market

Built 1952 8,276 sqft lot $85/sqft · 25% below area Est $87k · 25% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A 2 bedroom, 1 bath fixer upper. The current owners have done some good work, and nice landscaping with a great deck!

Key facts

• 8,276 sq ft lot
• Built 1952
• Listed 128 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.0% in Greenville — 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 62/100 on livability (#881 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, schools F, amenities F.
• Bond County CUSD 2 (town): math 35% / reading 41% proficiency, ranked #345 of 919 in IL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 35 units permitted in Bond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bond County population projected at -23% 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1952 — 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 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?
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: 1.30% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.56%
• DSCR: 1.78
• GRM: 6.4

CMA / ARV

• ARV (median comp): $86,520
• List price: $65,000
• Delta: -24.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Franklin Ave	0.40mi	2/1.0	775 (+1%)	4mo	$97,000	$125	76
604 E South St	0.58mi	2/1.0	800 (+4%)	3mo	$149,900	$187	63
515 S Prairie St	0.23mi	2/1.0	864 (+12%)	11mo	$59,900	$69	60
1107 West St	0.37mi	2/1.0	850 (+11%)	8mo	$4,900	$6	58
818 E Washington Ave	0.67mi	2/1.0	698 (-9%)	2mo	$80,000	$115	52
806 S Elm St	0.41mi	2/1.0	866 (+13%)	12mo	$15,000	$17	50
406 E Winter Ave	0.42mi	2/1.0	858 (+12%)	18mo	$120,000	$140	46
920 E Washington Ave	0.75mi	2/1.0	864 (+12%)	22mo	$89,900	$104	26

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: 9.0%
• Equity multiple: 1.35×
• Total profit: $6,411
• Equity at exit: $9,692

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $27,355
• Equity at exit: $5,620

Cash invested: $18,200 (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 62246

• Home prices YoY: -21.6%
• Active inventory: 57
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $266

Break-even live

Break-even rent $509

Max offer price $65,000

Occupancy floor 64%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $65,000 Active 128 DOM
2. 2026-06-17
   days on market $65,000 Active 127 DOM
3. 2026-06-16
   days on market $65,000 Active 126 DOM
4. 2026-06-15
   days on market $65,000 Active 125 DOM
5. 2026-06-13
   days on market $65,000 Active 123 DOM
6. 2026-06-12
   days on market $65,000 Active 122 DOM
7. 2026-06-09
   pricedays on market $65,000 Active 119 DOM
8. 2026-06-08
   days on market $75,000 Active 118 DOM
9. 2026-06-07
   days on market $75,000 Active 117 DOM
10. 2026-06-07
    days on market $75,000 Active 116 DOM
11. 2026-06-04
    days on market $75,000 Active 113 DOM
12. 2026-06-02
    days on market $75,000 Active 112 DOM
13. 2026-06-01
    days on market $75,000 Active 111 DOM
14. 2026-05-31
    days on market $75,000 Active 110 DOM
15. 2026-05-31
    days on market $75,000 Active 109 DOM
16. 2026-04-28
    price $75,000 118-char remark

    Show marketing remark (118 chars)

    A 2 bedroom, 1 bath fixer upper. The current owners have done some good work, and nice landscaping with a great deck!

17. 2026-02-10
    listed $85,000 Active 118-char remark

    Show marketing remark (118 chars)

    A 2 bedroom, 1 bath fixer upper. The current owners have done some good work, and nice landscaping with a great deck!

18. 2011-12-14
    soldstatus $90,000
19. 2000-04-03
    soldstatus $25,750

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $941 · $78/mo
• Expected delta: +$534/yr (+$45/mo · 131.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,149
• − Mortgage interest: −$3,641
• − Property taxes: −$407
• − Insurance: −$325
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$1,891
• Taxable income: $2,261
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $2,653/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: Bond County CUSD 2
• NCES district ID: 1717730
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $51,996
• Composite: 35.52/100
• National rank: #9740
• State rank: #345 of 919 in IL

Livability — Greenville

• Score: 62/100
• State rank: #881
• US rank: #17140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, IL
• Population (ZIP): 9,946

Population outlook (Bond County) Hauer SSP2

• Today (2025): 15,651 people
• By 2030: 15,008 · -4.1%
• By 2040: 13,490 · -13.8%
• By 2050: 12,002 · -23.3%
• By 2075: 9,019 · -42.4%
• By 2100: 6,539 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Bond

• 2024 margin: Solid R (+44.8) · D 26.5% · R 71.3% · Other 2.2%
• 2008→2024 swing: -43.5pp toward R · 2008: -1.3pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.0 2016: R+37.8 2012: R+14.7 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.39%
• Current HPI: 168.0802
• 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

+191.3% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2026-02-10 Listed $85,000 MARIS as Distributed by MLS Grid
• 2011-12-14 Sold (Public Records) $90,000 Public Records
• 2000-04-03 Sold (Public Records) $25,750 Public Records

Property tax history

-10.0%/yr

Latest (2024): $407 · +29.1% YoY. Source: county tax records.