112 Andrew Ave · Jerseyville, IL 62052

$57,000

1 bd · 1.0 ba · 518 sqft · SingleFamily · 43 Days on market

Built 1945 5,601 sqft lot $110/sqft · at area comps Est $54k · at est. ↓ 55% since listing

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +5.3/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Dream of a tiny home! This house is the perfect place to start. This house is a spacious 518 sq ft of living space with open floor plan, vinyl windows, vintage sink & refrigerator and ready for some love. Property being sold "AS IS".

Key facts

• Open floor plan
• Vinyl windows
• Vintage refrigerator

Tags

• OPEN FLOOR PLAN
• VINYL WINDOWS
• VINTAGE SINK
• VINTAGE REFRIGERATOR

Property features AI

Finance

• Other: Living area reported from public records; No pool
• Financial info: Annual taxes listed (2024)

Exterior

• Utilities: Public water; Public sewer; Electric service (Ameren); Cable available; Water, sewer and electricity connected
• Home design: Single-family residence; One story; Private ownership
• Construction: Frame construction
• Exterior features: City lot; Concrete road frontage on a city street; Lot dimensions approximately 56 x 100

Interior

• Kitchen: Kitchen with standard appliances
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; No central air
• Interior features: Living room; Kitchen
• Laundry & utility: Utilities connected (water, sewer, electric)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($794 rent vs $57k).
• Recommended offer: $55k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 $6k of equity ($394 loan paydown + $6k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1945 — 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: 1.39% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.24%
• DSCR: 1.72
• GRM: 6.0

CMA / ARV

• ARV (median comp): $54,291
• List price: $57,000
• Delta: 4.99%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Fletcher St	0.12mi	1/1.0	478 (-8%)	9mo	$22,000	$46	74
500 W Exchange St	0.56mi	1/1.0	555 (+7%)	13mo	$59,500	$107	51

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: 36.3%
• Equity multiple: 3.81×
• Total profit: $44,826
• Equity at exit: $51,350

10-year hold

• IRR: 31.3%
• Equity multiple: 8.60×
• Total profit: $121,230
• Equity at exit: $110,738

Cash invested: $15,960 (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: 6.0×

Monthly cashflow live

• Estimated rent: $794 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $216

Break-even live

Break-even rent $521

Max offer price $57,000

Occupancy floor 68%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $57,000 Active 43 DOM
2. 2026-06-17
   days on market $57,000 Active 42 DOM
3. 2026-06-16
   days on market $57,000 Active 41 DOM
4. 2026-06-15
   days on market $57,000 Active 40 DOM
5. 2026-06-13
   days on market $57,000 Active 38 DOM
6. 2026-06-09
   days on market $57,000 Active 34 DOM
7. 2026-06-08
   days on market $57,000 Active 33 DOM
8. 2026-06-07
   days on market $57,000 Active 32 DOM
9. 2026-06-03
   days on market $57,000 Active 28 DOM
10. 2026-06-02
    days on market $57,000 Active 27 DOM
11. 2026-06-01
    days on market $57,000 Active 26 DOM
12. 2026-05-31
    days on market $57,000 Active 25 DOM
13. 2026-05-06
    listed $57,000 Active 247-char remark
14. 2025-04-19
    historical
15. 2024-10-18
    listed $127,500 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: $1,066 · $89/mo
• Projected year-2 tax: $1,180 · $98/mo
• Expected delta: +$114/yr (+$10/mo · 10.7%)

ⓘ 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: $9,532
• − Mortgage interest: −$3,193
• − Property taxes: −$1,066
• − Insurance: −$285
• − Repairs & maintenance: −$763
• − Management: −$763
• − Depreciation: −$1,658
• Taxable income: $1,805
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $2,159/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

-55.3% since first listed

3 events — show timeline

• 2026-05-06 Listed $57,000 MARIS as Distributed by MLS Grid
• 2025-04-19 Delisted — MARIS as Distributed by MLS Grid
• 2024-10-18 Listed $127,500 MARIS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2024): $1,066 · +4.3% YoY. Source: county tax records.