315 E Prairie St · Jerseyville, IL 62052

$130,000

4 bd · 2.5 ba · 2,260 sqft · SingleFamily · 52 Days on market

Built 1920 9,901 sqft lot $58/sqft · 33% below area Est $193k · 33% 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 +25.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large home with 2,260 sq. ft. that have as many as 4 or 5 bedrooms and 2 1/2 baths. Large eat-in kitchen with large pantry. Laundry on main level. Attached 1 car garage. This home has been winterized. New roof 2012, new windows in 2005. Covered front porch & enclosed back porch with laundry & 1/2 bath. Fenced in yard. Before making an offer on any property, Buyer/Buyer's agent should independently verify all MARIS/MLS information and data, which is derived from various sources and not warranted as accurate.

Key facts

• Walk-in closet
• High ceilings
• Walk-in pantry

Tags

• HIGH CEILINGS
• PRIMARY BEDROOM SUITE
• WALK-IN CLOSET
• WALK-IN PANTRY
• PRIVACY-FENCED BACKYARD
• ATTACHED ONE-CAR GARAGE

Property features AI

Exterior

• Parking: Attached garage (1-car), approximately 13x18
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity, sewer and water connected
• Home design: Single family residence; Residential property; Two and a half levels; Entry faces front (front porch entry)
• Construction: Aluminum siding; Stone foundation; Basement (full, unfinished)
• Exterior features: Covered, enclosed front porch; Porch; Private yard; Privacy wood fencing; Back yard; Level lot

Interior

• Kitchen: Walk-in pantry
• Bedrooms: Four bedrooms total with one on the main level and three on the upper level
• Flooring: Combination of flooring types; Wood floors
• Bathrooms: Two full bathrooms and one half bathroom; Main level has one full and one half; upper level has one full
• Heating & cooling: Baseboard heating; Hot water heating; Window air conditioning units
• Interior features: High ceilings; Master bedroom on main level; Walk-in closet(s); Walk-in pantry
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.6% in Jerseyville — 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 72/100 on livability (#327 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities D+, commute F.
• Jersey CUSD 100 (town): math 25% / reading 32% proficiency, ranked #260 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 91 active listings in the ZIP; 101 units permitted in Jersey County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• Jersey County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $86k; list at $130k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (median comp): $193,162
• List price: $130,000
• Delta: -32.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 E Arch St	0.09mi	4/2.0	2,226 (-2%)	10mo	$240,000	$108	83
906 E Prairie St	0.56mi	4/2.0	2,272 (+0%)	0mo	$172,000	$76	71
205 W Barr Ave	0.40mi	3/2.0 (-1)	2,200 (-3%)	6mo	$209,900	$95	65
713 N State St	0.52mi	4/2.5	2,400 (+6%)	6mo	$249,900	$104	60
502 Stryker Ave	0.44mi	3/3.0 (-1)	2,363 (+5%)	20mo	$218,900	$93	49
614 Cleveland St	0.69mi	3/2.0 (-1)	2,179 (-4%)	9mo	$195,000	$89	48
502 N State St	0.43mi	4/1.5	1,928 (-15%)	9mo	$139,900	$73	44
605 W Pearl St	0.62mi	3/2.0 (-1)	2,007 (-11%)	3mo	$177,000	$88	43
414 S Arch	0.53mi	4/2.0	2,000 (-12%)	18mo	$165,000	$83	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.3%
• Equity multiple: 3.45×
• Total profit: $89,261
• Equity at exit: $117,114

10-year hold

• IRR: 27.0%
• Equity multiple: 7.82×
• Total profit: $248,375
• Equity at exit: $252,561

Cash invested: $36,400 (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 62052

• Home prices YoY: 10.2%
• Active inventory: 91
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$146 /mo · $1,748/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $290

Break-even live

Break-even rent $1,116

Max offer price $130,000

Occupancy floor 75%

Sensitivity live

Price	-10% $363	-5% $326	+0% $290	+5% $253	+10% $216
Rent	-10% $173	-5% $231	+0% $290	+5% $348	+10% $407
Rate	-1.0pp $355	-0.5pp $323	base $290	+0.5pp $256	+1.0pp $222

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $130,000 Active 52 DOM
2. 2026-06-18
   days on market $130,000 Active 49 DOM
3. 2026-06-17
   days on market $130,000 Active 48 DOM
4. 2026-06-16
   days on market $130,000 Active 47 DOM
5. 2026-06-15
   days on market $130,000 Active 46 DOM
6. 2026-06-13
   days on market $130,000 Active 44 DOM
7. 2026-06-09
   days on market $130,000 Active 40 DOM
8. 2026-06-08
   days on market $130,000 Active 39 DOM
9. 2026-06-07
   days on market $130,000 Active 38 DOM
10. 2026-06-03
    days on market $130,000 Active 34 DOM
11. 2026-06-02
    days on market $130,000 Active 33 DOM
12. 2026-06-02
    status $130,000 Active 32 DOM
13. 2026-06-01
    days on market $130,000 Active Under Contract 32 DOM
14. 2026-05-31
    days on market $130,000 Active Under Contract 31 DOM
15. 2026-04-30
    listed $130,000 Active 884-char remark
16. 2026-03-10
    status Active
17. 2025-11-24
    price $135,000
18. 2025-10-19
    price $140,000
19. 2025-10-08
    listed $146,000 Active
20. 2020-03-17
    soldstatus Closed

    Show marketing remark (520 chars)

    Large home with 2,260 sq. ft. that have as many as 4 or 5 bedrooms and 2 1/2 baths. Large eat-in kitchen with large pantry. Laundry on main level. Attached 1 car garage. This home has been winterized. New roof 2012, new windows in 2005. Covered front porch & enclosed back porch with laundry & 1/2 bath. Fenced in yard. Before making an offer on any property, Buyer/Buyer's agent should independently verify all MARIS/MLS information and data, which is derived from various sources and not warranted as accurate.

21. 2020-03-17
    soldstatus $86,000

    Show marketing remark (520 chars)

    Large home with 2,260 sq. ft. that have as many as 4 or 5 bedrooms and 2 1/2 baths. Large eat-in kitchen with large pantry. Laundry on main level. Attached 1 car garage. This home has been winterized. New roof 2012, new windows in 2005. Covered front porch & enclosed back porch with laundry & 1/2 bath. Fenced in yard. Before making an offer on any property, Buyer/Buyer's agent should independently verify all MARIS/MLS information and data, which is derived from various sources and not warranted as accurate.

22. 2020-03-16
    status Pending

    Show marketing remark (520 chars)

    Large home with 2,260 sq. ft. that have as many as 4 or 5 bedrooms and 2 1/2 baths. Large eat-in kitchen with large pantry. Laundry on main level. Attached 1 car garage. This home has been winterized. New roof 2012, new windows in 2005. Covered front porch & enclosed back porch with laundry & 1/2 bath. Fenced in yard. Before making an offer on any property, Buyer/Buyer's agent should independently verify all MARIS/MLS information and data, which is derived from various sources and not warranted as accurate.

23. 2020-02-04
    historical Active Under Contract

    Show marketing remark (520 chars)

    Large home with 2,260 sq. ft. that have as many as 4 or 5 bedrooms and 2 1/2 baths. Large eat-in kitchen with large pantry. Laundry on main level. Attached 1 car garage. This home has been winterized. New roof 2012, new windows in 2005. Covered front porch & enclosed back porch with laundry & 1/2 bath. Fenced in yard. Before making an offer on any property, Buyer/Buyer's agent should independently verify all MARIS/MLS information and data, which is derived from various sources and not warranted as accurate.

24. 2019-09-16
    listed $86,000 Active

    Show marketing remark (520 chars)

    Large home with 2,260 sq. ft. that have as many as 4 or 5 bedrooms and 2 1/2 baths. Large eat-in kitchen with large pantry. Laundry on main level. Attached 1 car garage. This home has been winterized. New roof 2012, new windows in 2005. Covered front porch & enclosed back porch with laundry & 1/2 bath. Fenced in yard. Before making an offer on any property, Buyer/Buyer's agent should independently verify all MARIS/MLS information and data, which is derived from various sources and not warranted as accurate.

25. 2016-09-02
    historical
26. 2016-05-04
    listed $96,900 Active
27. 2003-03-04
    soldstatus $79,000

ⓘ 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: $1,748 · $146/mo
• Projected year-2 tax: $2,349 · $196/mo
• Expected delta: +$602/yr (+$50/mo · 34.4%)

ⓘ 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 100% 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: $17,790
• − Mortgage interest: −$7,282
• − Property taxes: −$1,748
• − Insurance: −$650
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$3,782
• Taxable income: $1,482
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $3,120/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: Jersey CUSD 100
• NCES district ID: 1720430
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 32% ▼ -14.00%
• Median HH income: $52,066
• Composite: 25.13/100
• National rank: #7522
• State rank: #260 of 620 in IL

Livability — Jerseyville

• Score: 72/100
• State rank: #327
• US rank: #6498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jerseyville, IL
• City population: 12,483
• Population (ZIP): 12,483

Population outlook (Jersey County) Hauer SSP2

• Today (2025): 21,031 people
• By 2030: 20,138 · -4.2%
• By 2040: 18,077 · -14.0%
• By 2050: 15,882 · -24.5%
• By 2075: 11,718 · -44.3%
• By 2100: 8,546 · -59.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jersey

• 2024 margin: Solid R (+50.2) · D 24.1% · R 74.3% · Other 1.6%
• 2008→2024 swing: -47.5pp toward R · 2008: -2.7pp · 2024: -50.2pp
• All cycles: 2024: R+50.2 2020: R+48.1 2016: R+46.4 2012: R+23.9 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.63%
• Current HPI: 255.48
• 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

+64.6% since first listed

15 events — show timeline

• 2026-06-02 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-22 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-30 Listed $130,000 MARIS as Distributed by MLS Grid
• 2026-03-10 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-24 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2025-10-19 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2025-10-08 Listed $146,000 MARIS as Distributed by MLS Grid
• 2020-03-17 Sold (Public Records) $86,000 Public Records
• 2020-03-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-03-16 Pending — MARIS as Distributed by MLS Grid
• 2020-02-04 Contingent — MARIS as Distributed by MLS Grid
• 2019-09-16 Listed $86,000 MARIS as Distributed by MLS Grid
• 2016-09-02 Delisted — MARIS as Distributed by MLS Grid
• 2016-05-04 Listed $96,900 MARIS as Distributed by MLS Grid
• 2003-03-04 Sold (Public Records) $79,000 Public Records

Property tax history

+3.2%/yr

Latest (2024): $1,748 · +6.3% YoY. Source: county tax records.