507 W Jackson St · Athens, IL 62613

$32,500

4 bd · 2.0 ba · 1,952 sqft · Other public records · 289 Days on market

Built 1920 0.80 ac lot $17/sqft · 79% below area

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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 +7.5/15.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is a great opportunity for the investor or a home owner that is knowledgeable in home rehab. This 1,952 Sqft home is a duplex that consists of a 2 bedroom 1 bath with nice size laundry in the main home (1,192 Sqft) and a 2 bedroom with 1 bath in the 2nd unit with a entry door off the driveway (832 sqft). This home sits on a park like setting lot that is just under an acres with lots of shade and just a few blocks from Downtown Athens. The home has been cleaned out and is ready to be completely rehabbed to fit the needs of the new owner.

Key facts

• Laundry
• 0.8 acre lot
• 2 garage spots

Tags

• LAUNDRY
• PARK LIKE SETTING LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $32k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#267 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D+, amenities F, commute F.
• Athens CUSD 213 (rural): math 29% / reading 42% proficiency, ranked #162 of 620 in IL (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 9 units permitted in Menard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $225 of loan paydown is wiped out by about $975 of value loss. Plan a longer hold.
• Menard County population projected at -17% 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $4k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 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 1920 — 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. 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: 3.72% ✓
• Cap rate: 32.80%
• Cash-on-cash: 94.68%
• DSCR: 5.21
• GRM: 2.2

CMA / ARV

• ARV (median comp): $154,720
• List price: $32,500
• Delta: -78.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 95.6%
• Equity multiple: 5.45×
• Total profit: $40,490
• Equity at exit: $4,846

10-year hold

• IRR: 98.3%
• Equity multiple: 11.36×
• Total profit: $94,247
• Equity at exit: $2,810

Cash invested: $9,100 (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 62613

• Home prices YoY: -29.2%
• Active inventory: 21
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$170
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $718

Break-even live

Break-even rent $299

Max offer price $32,500

Occupancy floor 36%

Sensitivity live

Price	-10% $736	-5% $727	+0% $718	+5% $709	+10% $700
Rent	-10% $623	-5% $670	+0% $718	+5% $766	+10% $813
Rate	-1.0pp $734	-0.5pp $726	base $718	+0.5pp $710	+1.0pp $701

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $32,500 Active 289 DOM
2. 2026-06-18
   days on market $32,500 Active 287 DOM
3. 2026-06-17
   days on market $32,500 Active 286 DOM
4. 2026-06-16
   days on market $32,500 Active 285 DOM
5. 2026-06-15
   days on market $32,500 Active 284 DOM
6. 2026-06-13
   days on market $32,500 Active 282 DOM
7. 2026-06-12
   days on market $32,500 Active 281 DOM
8. 2026-06-09
   days on market $32,500 Active 278 DOM
9. 2026-06-08
   days on market $32,500 Active 277 DOM
10. 2026-06-07
    days on market $32,500 Active 276 DOM
11. 2026-06-05
    days on market $32,500 Active 274 DOM
12. 2026-06-04
    days on market $32,500 Active 272 DOM
13. 2026-06-02
    days on market $32,500 Active 271 DOM
14. 2026-06-01
    days on market $32,500 Active 270 DOM
15. 2026-05-31
    days on market $32,500 Active 269 DOM
16. 2026-05-31
    days on market $32,500 Active 268 DOM
17. 2026-03-09
    price $32,500 555-char remark

    Show marketing remark (555 chars)

    This home is a great opportunity for the investor or a home owner that is knowledgeable in home rehab. This 1,952 Sqft home is a duplex that consists of a 2 bedroom 1 bath with nice size laundry in the main home (1,192 Sqft) and a 2 bedroom with 1 bath in the 2nd unit with a entry door off the driveway (832 sqft). This home sits on a park like setting lot that is just under an acres with lots of shade and just a few blocks from Downtown Athens. The home has been cleaned out and is ready to be completely rehabbed to fit the needs of the new owner.

18. 2025-09-04
    listed $36,500 Active 555-char remark

    Show marketing remark (555 chars)

    This home is a great opportunity for the investor or a home owner that is knowledgeable in home rehab. This 1,952 Sqft home is a duplex that consists of a 2 bedroom 1 bath with nice size laundry in the main home (1,192 Sqft) and a 2 bedroom with 1 bath in the 2nd unit with a entry door off the driveway (832 sqft). This home sits on a park like setting lot that is just under an acres with lots of shade and just a few blocks from Downtown Athens. The home has been cleaned out and is ready to be completely rehabbed to fit the needs of the new owner.

19. 2025-07-11
    historical
20. 2024-08-15
    listed Active
21. 2018-10-31
    soldstatus $24,000

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $683 · $57/mo
• Expected delta: +$55/yr (+$5/mo · 8.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,495
• − Mortgage interest: −$1,821
• − Property taxes: −$627
• − Insurance: −$162
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$945
• Taxable income: $8,620
• Est. tax owed @ 24.0%: −$2,069
• After-tax cash flow: $6,547/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: Athens CUSD 213
• NCES district ID: 1704470
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $70,172
• Composite: 32.64/100
• National rank: #5663
• State rank: #162 of 620 in IL

Livability — Athens

• Score: 73/100
• State rank: #267
• US rank: #5018

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Athens, IL
• Population (ZIP): 3,659

Population outlook (Menard County) Hauer SSP2

• Today (2025): 11,894 people
• By 2030: 11,493 · -3.4%
• By 2040: 10,675 · -10.2%
• By 2050: 9,861 · -17.1%
• By 2075: 8,334 · -29.9%
• By 2100: 6,799 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Black 1%
• Common ancestry: Italian 7% Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada, Jamaica

Political lean MEDSL · Menard

• 2024 margin: Solid R (+41.5) · D 28.6% · R 70.0% · Other 1.4%
• 2008→2024 swing: -26.6pp toward R · 2008: -14.9pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+39.4 2016: R+37.7 2012: R+30.1 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.96%
• Current HPI: 145.3111
• 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

+35.4% since first listed

5 events — show timeline

• 2026-03-09 Price Changed $32,500 RMLSA as Distributed by MLS Grid
• 2025-09-04 Listed $36,500 RMLSA as Distributed by MLS Grid
• 2025-07-11 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-08-15 Listed — RMLSA as Distributed by MLS Grid
• 2018-10-31 Sold (Public Records) $24,000 Public Records

Property tax history

-8.7%/yr

Latest (2024): $627 · +2.1% YoY. Source: county tax records.