712 Jefferson St · Brooklyn, IL 62059

$8,000

2 bd · 1.0 ba · 910 sqft · Manufactured · 91 Days on market

Built 1977 6,098 sqft lot ↓ 10% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment opportunity! This large mobile home sits on a 0.14 acre lot and offers plenty of potential for investors or buyers looking for a project. The home features a spacious layout with room to update and improve, making it a good candidate for renovation, rental income, or resale. The property needs repairs and is being sold strictly as-is, providing a chance to add value with the right improvements. This property presents a solid opportunity for those looking to build equity or expand their investment portfolio. Buyer or Buyer's agent to verify MLS info

Key facts

• Sold as-is
• 0.14 acre lot
• Rental income

Tags

• 0.14 ACRE LOT
• SPACIOUS LAYOUT
• RENOVATION POTENTIAL
• RENTAL INCOME
• SOLD AS-IS
• ADD VALUE

Property features AI

Finance

• Other: Living area reported as 910 (owner provided)
• Financial info: No second mortgage reported

Exterior

• Utilities: Electric service provided by Ameren
• Home design: Residential mobile home; Single story
• Construction: Metal siding construction
• Exterior features: Lot approximately 0.14 acres

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No heating system specified; Other cooling
• Interior features: One-level layout

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $8k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $8k).
• Recommended offer: $7k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#750 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities D-.
• Market conditions: 1 active listings in the ZIP; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $295 of equity ($55 loan paydown + $240 appreciation (3.0% local appreciation)).
• St. Clair 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $2k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.
• 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 $7,280 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 11.04% ✓
• Cap rate: 100.09%
• Cash-on-cash: 334.99%
• DSCR: 15.91
• GRM: 0.8

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: —
• Equity multiple: 19.22×
• Total profit: $40,814
• Equity at exit: $3,597

10-year hold

• IRR: —
• Equity multiple: 40.96×
• Total profit: $89,514
• Equity at exit: $5,544

Cash invested: $2,240 (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 62059

• Active inventory: 1
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$42
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $625

Break-even live

Break-even rent $92

Max offer price $8,000

Occupancy floor 24%

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: $2,000
• Closing costs: $240
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $8,000 Active 91 DOM
2. 2026-06-17
   days on market $8,000 Active 90 DOM
3. 2026-06-17
   price $8,000 Active 89 DOM
4. 2026-06-16
   days on market $9,000 Active 89 DOM
5. 2026-06-15
   days on market $9,000 Active 88 DOM
6. 2026-06-13
   days on market $9,000 Active 86 DOM
7. 2026-06-12
   days on market $9,000 Active 85 DOM
8. 2026-06-09
   days on market $9,000 Active 82 DOM
9. 2026-06-08
   days on market $9,000 Active 81 DOM
10. 2026-06-07
    days on market $9,000 Active 80 DOM
11. 2026-06-05
    days on market $9,000 Active 78 DOM
12. 2026-06-04
    days on market $9,000 Active 76 DOM
13. 2026-06-02
    days on market $9,000 Active 75 DOM
14. 2026-06-01
    days on market $9,000 Active 74 DOM
15. 2026-05-31
    days on market $9,000 Active 73 DOM
16. 2026-05-31
    days on market $9,000 Active 72 DOM
17. 2026-05-19
    price $9,000
18. 2026-04-10
    status Active
19. 2026-03-16
    listed $10,000 Active

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $325 · $27/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,598
• − Mortgage interest: −$448
• − Property taxes: −$325
• − Insurance: −$40
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$233
• Taxable income: $7,856
• Est. tax owed @ 24.0%: −$1,886
• After-tax cash flow: $5,618/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)

No district data.

Livability — Brooklyn

• Score: 63/100
• State rank: #750
• US rank: #15227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn, IL
• City population: 811
• Population (ZIP): 811

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 250,366 people
• By 2030: 240,511 · -3.9%
• By 2040: 217,391 · -13.2%
• By 2050: 192,699 · -23.0%
• By 2075: 140,637 · -43.8%
• By 2100: 100,499 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (94%)
• Race & ethnicity: Black 94% Hispanic / Latino 3% Two or more races 2% White 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · St. Clair

• 2024 margin: Lean D (+7.9) · D 53.0% · R 45.1% · Other 1.8%
• 2008→2024 swing: -14.6pp toward R · 2008: 22.4pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+8.7 2016: D+5.6 2012: D+14.5 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-10.0% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $9,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-16 Listed $10,000 MARIS as Distributed by MLS Grid

Property tax history

+17.7%/yr

Latest (2023): $325 · +15.7% YoY. Source: county tax records.