703 Harrison St · Jerseyville, IL 62052

$139,900

3 bd · 1.0 ba · 1,623 sqft · SingleFamily · 252 Days on market

Built 1905 7,840 sqft lot Est $208k · 33% under

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Why this score? — see what drove the C+ 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 +17.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• 1% rule +4.4/10.0
• 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

Home is a 3 bedroom 1 bath with basement and 1 car garage. REO property. Please allow 24-48 hours for response. Cash offers require proof of funds letter.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1905

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One level
• Construction: Aluminum siding
• Exterior features: Lot size approximately 0.18 acres

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms — all on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Electric range; Refrigerator; Unfinished basement
• Laundry & utility: Main-level laundry room (10 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (6.0% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 90 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 $15k of equity ($967 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $140k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1905 — 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. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $207,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Harrison St	0.00mi	3/1.0	1,623 (0%)	1mo	$139,900	$86	99
709 W Spruce St	0.26mi	3/1.0	1,496 (-8%)	11mo	$165,000	$110	66
911 W Exchange St	0.35mi	3/2.0	1,517 (-6%)	4mo	$202,000	$133	65
400 S Arch St	0.48mi	3/1.5	1,567 (-4%)	9mo	$179,900	$115	62
115 Hawbrook Pl	0.58mi	3/2.0	1,682 (+4%)	2mo	$215,000	$128	62
208 Ferguson St	0.52mi	2/1.0 (-1)	1,583 (-2%)	7mo	$148,700	$94	61
501 W Exchange St	0.31mi	4/2.0 (+1)	1,787 (+10%)	1mo	$189,900	$106	59
412 Cross Ave	0.45mi	4/1.5 (+1)	1,554 (-4%)	11mo	$218,500	$141	56
708 N Giddings	0.63mi	3/2.0	1,729 (+6%)	10mo	$239,000	$138	47
419 E Exchange St	0.74mi	2/1.5 (-1)	1,561 (-4%)	6mo	$85,000	$54	47
1206 Walnut St	0.48mi	3/3.0	1,779 (+10%)	9mo	$229,000	$129	46
708 Boulder Way	0.73mi	3/2.0	1,859 (+14%)	1mo	$309,000	$166	37

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: 26.6%
• Equity multiple: 3.12×
• Total profit: $82,986
• Equity at exit: $126,033

10-year hold

• IRR: 23.3%
• Equity multiple: 7.10×
• Total profit: $239,035
• Equity at exit: $271,795

Cash invested: $39,172 (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: 90
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$141 /mo · $1,686/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $107

Break-even live

Break-even rent $1,180

Max offer price $139,900

Occupancy floor 87%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-20
   status Pending
2. 2026-04-14
   historical Active Under Contract
3. 2026-04-03
   status Active
4. 2026-03-17
   historical Active Under Contract
5. 2025-10-16
   price $139,900
6. 2025-09-30
   price $144,900
7. 2025-09-10
   listed $149,900 Active
8. 2025-09-06
   historical $149,900
9. 2013-01-18
   soldstatus 154-char remark

   Show marketing remark (154 chars)

   Home is a 3 bedroom 1 bath with basement and 1 car garage. REO property. Please allow 24-48 hours for response. Cash offers require proof of funds letter.

10. 2012-10-29
    listed $29,900 154-char remark

    Show marketing remark (154 chars)

    Home is a 3 bedroom 1 bath with basement and 1 car garage. REO property. Please allow 24-48 hours for response. Cash offers require proof of funds letter.

11. 2006-10-06
    soldstatus $82,500

ⓘ 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: $1,686 · $141/mo
• Projected year-2 tax: $2,431 · $203/mo
• Expected delta: +$745/yr (+$62/mo · 44.2%)

ⓘ 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: $15,784
• − Mortgage interest: −$7,837
• − Property taxes: −$1,686
• − Insurance: −$700
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$4,070
• Taxable loss: −$1,033
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $1,528/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

+69.6% since first listed

11 events — show timeline

• 2026-05-20 Pending — MARIS as Distributed by MLS Grid
• 2026-04-14 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-03 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-17 Contingent — MARIS as Distributed by MLS Grid
• 2025-10-16 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2025-09-30 Price Changed $144,900 MARIS as Distributed by MLS Grid
• 2025-09-10 Listed $149,900 MARIS as Distributed by MLS Grid
• 2025-09-06 Coming Soon $149,900 MARIS as Distributed by MLS Grid
• 2013-01-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-10-29 Listed $29,900 MARIS as Distributed by MLS Grid
• 2006-10-06 Sold (Public Records) $82,500 Public Records

Property tax history

+2.8%/yr

Latest (2024): $1,686 · +4.3% YoY. Source: county tax records.