219 S Prairie St · Jacksonville, IL 62650

$35,000

3 bd · 2.0 ba · 1,856 sqft · Other · 68 Days on market

Built 1935 3,375 sqft lot $19/sqft · 69% 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 +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Wanted. Project was started and Paused. Looking for someone to finish. This was a Duplex. Could be again. Still 2 Electric Meters. New Roof. New front Porch.

Key facts

• New front porch
• 2 electric meters
• New roof

Tags

• NEW ROOF
• NEW FRONT PORCH
• 2 ELECTRIC METERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.2% vs local median 5.4% in Jacksonville — 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 76/100 on livability (#187 in IL, #3,543 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, commute F.
• Jacksonville SD 117 (town): math 20% / reading 23% proficiency, ranked #407 of 620 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Washington Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 231 students, 0% FRL); Jacksonville Middle School (math 17% / reading 19%, grade F, #444 of 665 statewide, top 67%, 718 students, 0% FRL); Jacksonville High School (math 21% / reading 25%, grade F, #312 of 693 statewide, top 46%, 893 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 143 active listings in the ZIP; 3 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Morgan County population projected at -20% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $35k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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 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?
7. 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.
8. 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.
9. 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: 3.75% ✓
• Cap rate: 31.16%
• Cash-on-cash: 88.82%
• DSCR: 4.95
• GRM: 2.2

CMA / ARV

• ARV (median comp): $111,740
• List price: $35,000
• Delta: -68.68%
• 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: 89.5%
• Equity multiple: 5.14×
• Total profit: $40,590
• Equity at exit: $5,219

10-year hold

• IRR: 92.5%
• Equity multiple: 10.70×
• Total profit: $95,087
• Equity at exit: $3,026

Cash invested: $9,800 (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 62650

• Active inventory: 143
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $725

Break-even live

Break-even rent $394

Max offer price $35,000

Occupancy floor 40%

Sensitivity live

Price	-10% $745	-5% $735	+0% $725	+5% $715	+10% $706
Rent	-10% $622	-5% $674	+0% $725	+5% $777	+10% $829
Rate	-1.0pp $743	-0.5pp $734	base $725	+0.5pp $716	+1.0pp $707

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   statusdays on market $35,000 Pending 68 DOM
2. 2026-06-08
   days on market $35,000 Active 67 DOM
3. 2026-06-07
   days on market $35,000 Active 66 DOM
4. 2026-06-07
   days on market $35,000 Active 65 DOM
5. 2026-06-04
   days on market $35,000 Active 62 DOM
6. 2026-06-02
   pricedays on market $35,000 Active 61 DOM
7. 2026-06-01
   days on market $50,000 Active 60 DOM
8. 2026-05-31
   days on market $50,000 Active 59 DOM
9. 2026-05-31
   days on market $50,000 Active 58 DOM
10. 2026-04-27
    price $50,000 172-char remark

    Show marketing remark (172 chars)

    Investor Wanted. Project was started and Paused. Looking for someone to finish. This was a Duplex. Could be again. Still 2 Electric Meters. New Roof. New front Porch.

11. 2026-04-02
    listed $60,000 Active 172-char remark

    Show marketing remark (172 chars)

    Investor Wanted. Project was started and Paused. Looking for someone to finish. This was a Duplex. Could be again. Still 2 Electric Meters. New Roof. New front Porch.

12. 2025-10-03
    listed $75,000 Active 909-char remark

    Show marketing remark (909 chars)

    This home was renovated recently with a front remodeled porch, new roof, good foundation. Flooring and kitchen cabinet need repair, you ll have to replace 2baths and paint ceiling, perfect for a family unit, you can add an extra room in the basement after renovation you will rack a good return on your money. Please find details as follows: Roof: roof replaced in March Brand new porch was installed Garage 1 Kitchen: Replacement of cabinets Bathroom: Replace of 2 baths Flooring: Needs Repair, Ceiling is redone and needs paint Foundation: no Repair needed ARV: $220k Asking price: 80k Repair estimate 35-40K Occupancy: VACANT 4 beds up to 5, 2 baths 1856 sqft built 1935 COMPS 4/3 $340K 1903 MOUND RD 4/2.5$215K 37 Westfair dr 1,836 Sqft j. [email protected] Whatsapp [phone] Tel [phone] P. s please note pics on the web are not updated. 50k repair was performed in the place

13. 2025-01-15
    soldstatus $15,000 Closed
14. 2024-12-27
    status Pending
15. 2024-12-02
    listed $8,500 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: $1,354 · $113/mo
• Projected year-2 tax: $1,354 · $113/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,741
• − Mortgage interest: −$1,961
• − Property taxes: −$1,354
• − Insurance: −$175
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$1,018
• Taxable income: $8,715
• Est. tax owed @ 24.0%: −$2,092
• After-tax cash flow: $6,613/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: Jacksonville SD 117
• NCES district ID: 1720280
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $44,909
• Composite: 18.66/100
• National rank: #8888
• State rank: #407 of 620 in IL

Livability — Jacksonville

• Score: 76/100
• State rank: #187
• US rank: #3543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, IL
• City population: 24,318
• Population (ZIP): 24,318

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 32,874 people
• By 2030: 31,698 · -3.6%
• By 2040: 29,050 · -11.6%
• By 2050: 26,381 · -19.8%
• By 2075: 20,235 · -38.4%
• By 2100: 14,324 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+32.5) · D 33.1% · R 65.6% · Other 1.3%
• 2008→2024 swing: -31.7pp toward R · 2008: -0.8pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+31.8 2016: R+29.9 2012: R+15.4 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.33%
• Current HPI: 126.5712
• 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

+488.2% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $50,000 RMLSA as Distributed by MLS Grid
• 2026-04-02 Listed $60,000 RMLSA as Distributed by MLS Grid
• 2025-10-03 Listed $75,000 ForSaleByOwner.com
• 2025-01-15 Sold (MLS) $15,000 RMLSA as Distributed by MLS Grid
• 2024-12-27 Pending — RMLSA as Distributed by MLS Grid
• 2024-12-02 Listed $8,500 RMLSA as Distributed by MLS Grid

Property tax history

-1.6%/yr

Latest (2024): $1,354 · +6.4% YoY. Source: county tax records.