712 Jefferson St

Brooklyn, IL 62059

$8,000C-

2 bd · 1.0 ba · 910 sqft · Built 1977 · Manufactured · Active · 93 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $883/mo
• Mortgage (P&I): −$42
• Tax + insurance: −$30
• HOA: −$0
• Vac / Maint / Mgmt: −$185
• Net cashflow: $625/mo
• Annual: $7,504/yr
• Cap rate: 100.09%
• Cash-on-cash: 334.99%
• DSCR: 15.91
• 1% rule: 11.04%
• Cash to close: $2,240

Investor read

• This is a 2-bed/1.0-bath manufactured listed at $8k.
• 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).
• It's been on market 93 days — a 9% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $7k (9.0% below list) — sets the bar for market timing.
• In year one you build about $295 of equity ($55 loan paydown + $240 appreciation (3.0% local appreciation)).
• 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-.
• Watch-outs: property tax is 4.1% of price.
• Market conditions: 1 active listings in the ZIP; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.
• 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.

Questions for listing agent

• It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
• Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.