820 N 18th St · Herrin, IL 62948

$49,900

2 bd · 1.0 ba · 1,804 sqft · Other · 45 Days on market

Built 1908 $28/sqft · 59% 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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of house... over 1800 sq ft. Yep, it needs some work... but there is some original wood trim, unique ceilings, stained glass, huge enclosed wrap around porch. Living, dining, kitchen, three bedrooms. Unfinished basement. Corner lot. Make a cash offer today! some furniture/ contents may stay.

Key facts

• 2 garage spots
• Built 1908
• Listed 44 days

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric service: Ameren
• Home design: Single-family residence; One level
• Construction: Construction materials: Unknown
• Exterior features: Corner lot

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating; No cooling
• Interior features: Unfinished walk-up basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 8.7% in Herrin — 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 64/100 on livability (#667 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime D-, amenities F, commute F.
• Herrin CUSD 4 (suburban): math 22% / reading 27% proficiency, ranked #364 of 620 in IL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Herrin C U S D 4 Elem School (math 21% / reading 25%, grade F, #929 of 2,056 statewide, top 45%, 679 students, 0% FRL); Herrin Middle School (math 24% / reading 28%, grade F, #318 of 665 statewide, top 48%, 507 students, 0% FRL); Herrin High School (math 22% / reading 32%, grade F, #218 of 693 statewide, top 35%, 686 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1908 — 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. 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. Crime grade is D 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?
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: 2.57% ✓
• Cap rate: 21.04%
• Cash-on-cash: 52.67%
• DSCR: 3.34
• GRM: 3.2

CMA / ARV

• ARV (median comp): $122,084
• List price: $49,900
• Delta: -59.13%
• 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: 50.7%
• Equity multiple: 3.22×
• Total profit: $31,026
• Equity at exit: $7,440

10-year hold

• IRR: 56.1%
• Equity multiple: 6.55×
• Total profit: $77,528
• Equity at exit: $4,314

Cash invested: $13,972 (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 62948

• Home prices YoY: -34.1%
• Active inventory: 91
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $613

Break-even live

Break-even rent $506

Max offer price $49,900

Occupancy floor 47%

Sensitivity live

Price	-10% $642	-5% $627	+0% $613	+5% $599	+10% $585
Rent	-10% $512	-5% $563	+0% $613	+5% $664	+10% $715
Rate	-1.0pp $638	-0.5pp $626	base $613	+0.5pp $600	+1.0pp $587

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $49,900 Active 45 DOM
2. 2026-06-19
   days on market $49,900 Active 43 DOM
3. 2026-06-18
   days on market $49,900 Active 42 DOM
4. 2026-06-17
   days on market $49,900 Active 41 DOM
5. 2026-06-16
   days on market $49,900 Active 40 DOM
6. 2026-06-15
   days on market $49,900 Active 39 DOM
7. 2026-06-14
   days on market $49,900 Active 37 DOM
8. 2026-06-13
   days on market $49,900 Active 36 DOM
9. 2026-06-10
   days on market $49,900 Active 34 DOM
10. 2026-06-09
    days on market $49,900 Active 33 DOM
11. 2026-06-08
    days on market $49,900 Active 32 DOM
12. 2026-06-07
    days on market $49,900 Active 31 DOM
13. 2026-06-03
    days on market $49,900 Active 27 DOM
14. 2026-06-02
    days on market $49,900 Active 26 DOM
15. 2026-06-01
    days on market $49,900 Active 25 DOM
16. 2026-05-31
    days on market $49,900 Active 24 DOM
17. 2026-05-30
    days on market $49,900 Active 23 DOM
18. 2026-05-07
    listed $49,900 Active 468-char remark
19. 2020-02-28
    soldstatus $17,000 297-char remark

    Show marketing remark (297 chars)

    Lots of house... over 1800 sq ft. Yep, it needs some work... but there is some original wood trim, unique ceilings, stained glass, huge enclosed wrap around porch. Living, dining, kitchen, three bedrooms. Unfinished basement. Corner lot. Make a cash offer today! some furniture/ contents may stay.

20. 2020-02-28
    soldstatus $17,000 297-char remark

    Show marketing remark (297 chars)

    Lots of house... over 1800 sq ft. Yep, it needs some work... but there is some original wood trim, unique ceilings, stained glass, huge enclosed wrap around porch. Living, dining, kitchen, three bedrooms. Unfinished basement. Corner lot. Make a cash offer today! some furniture/ contents may stay.

21. 2019-11-14
    listed $19,900 297-char remark

    Show marketing remark (297 chars)

    Lots of house... over 1800 sq ft. Yep, it needs some work... but there is some original wood trim, unique ceilings, stained glass, huge enclosed wrap around porch. Living, dining, kitchen, three bedrooms. Unfinished basement. Corner lot. Make a cash offer today! some furniture/ contents may stay.

22. 2019-11-14
    listed $19,900 297-char remark

    Show marketing remark (297 chars)

    Lots of house... over 1800 sq ft. Yep, it needs some work... but there is some original wood trim, unique ceilings, stained glass, huge enclosed wrap around porch. Living, dining, kitchen, three bedrooms. Unfinished basement. Corner lot. Make a cash offer today! some furniture/ contents may stay.

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/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 5/10 Major 7 d/yr ≥107°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,387
• − Mortgage interest: −$2,795
• − Property taxes: −$1,407
• − Insurance: −$250
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$1,452
• Taxable income: $7,022
• Est. tax owed @ 24.0%: −$1,685
• After-tax cash flow: $5,674/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: Herrin CUSD 4
• NCES district ID: 1718810
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 27% ▼ -17.00%
• Median HH income: $38,824
• Composite: 20.56/100
• National rank: #8558
• State rank: #364 of 620 in IL

Livability — Herrin

• Score: 64/100
• State rank: #667
• US rank: #13670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Herrin, IL
• City population: 12,728
• Population (ZIP): 12,728

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Black 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.82%
• Current HPI: 131.1617
• 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

+150.8% since first listed

5 events — show timeline

• 2026-05-07 Listed $49,900 MARIS as Distributed by MLS Grid
• 2020-02-28 Sold (MLS) — MRED as Distributed by MLS Grid
• 2020-02-28 Sold (MLS) — RMLSA as Distributed by MLS Grid
• 2019-11-14 Listed $19,900 MRED as Distributed by MLS Grid
• 2019-11-14 Listed $19,900 RMLSA as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2025): $1,407 · +2.2% YoY. Source: county tax records.