1805 N 13th St · Herrin, IL 62948

$124,500

3 bd · 1.0 ba · 1,104 sqft · SingleFamily

Built 1955 6,534 sqft lot

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Discover this completely remodeled three-bedroom, one-bathroom home that proves good things come in perfectly sized packages. This charming residence sits on a large lot, offering plenty of space for outdoor activities, gardening, or simply enjoying your morning coffee while watching the world wake up. Step inside to find fresh updates throughout that blend modern comfort with practical living. The thoughtful renovation touches every corner, creating a move-in-ready space where you can start making memories from day one. With three well-appointed bedrooms, including a primary bedroom that serves as your personal retreat, this home accommodates families, professionals, or anyone seeking comfortable living space. The single bathroom has been updated with care, featuring contemporary fixtures that make your daily routine a little more pleasant. The layout flows naturally, making the most of every square foot while maintaining that cozy, welcoming atmosphere that turns a house into a home.

Key facts

• 6,534 sq ft lot
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).

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: schools D, crime D-, amenities 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.
• 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 $861 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 1955 — 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 $124,500

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.17% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $69,552
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1805 N 13th St	0.00mi	3/1.0	1,104 (0%)	5mo	$124,500	$113	96
1621 N Park Ave	0.15mi	2/1.0 (-1)	1,170 (+6%)	1mo	$97,500	$83	77
1201 N 13th St	0.41mi	3/1.0	1,118 (+1%)	12mo	$61,800	$55	69
1500 N 13th St	0.21mi	3/2.0	988 (-10%)	4mo	$54,000	$55	66
1316 N Park Ave	0.31mi	2/1.0 (-1)	990 (-10%)	1mo	$82,300	$83	62
211 W Bryan St	0.45mi	2/1.0 (-1)	984 (-11%)	1mo	$55,000	$56	55
501 Tower Rd	0.74mi	3/2.0	1,144 (+4%)	2mo	$155,000	$135	54
912 N 13th St	0.57mi	2/1.0 (-1)	1,207 (+9%)	6mo	$74,500	$62	48
1117 N Park Ave	0.45mi	3/1.0	1,000 (-9%)	23mo	$62,500	$63	44
716 N 13th St	0.69mi	2/1.0 (-1)	1,232 (+12%)	0mo	$119,000	$97	43
704 N 16th St	0.73mi	3/1.0	1,056 (-4%)	21mo	$62,000	$59	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,600
• Equity at exit: $18,563

10-year hold

• IRR: 12.2%
• Equity multiple: 1.97×
• Total profit: $33,667
• Equity at exit: $10,764

Cash invested: $34,860 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $374

Break-even live

Break-even rent $984

Max offer price $124,500

Occupancy floor 69%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-23
   status Pending
4. 2026-01-20
   soldstatus $132,000
5. 2026-01-19
   soldstatus $124,500 1002-char remark

   Show marketing remark (1002 chars)

   Discover this completely remodeled three-bedroom, one-bathroom home that proves good things come in perfectly sized packages. This charming residence sits on a large lot, offering plenty of space for outdoor activities, gardening, or simply enjoying your morning coffee while watching the world wake up. Step inside to find fresh updates throughout that blend modern comfort with practical living. The thoughtful renovation touches every corner, creating a move-in-ready space where you can start making memories from day one. With three well-appointed bedrooms, including a primary bedroom that serves as your personal retreat, this home accommodates families, professionals, or anyone seeking comfortable living space. The single bathroom has been updated with care, featuring contemporary fixtures that make your daily routine a little more pleasant. The layout flows naturally, making the most of every square foot while maintaining that cozy, welcoming atmosphere that turns a house into a home.

6. 2025-12-02
   status Pending
7. 2025-12-01
   historical
8. 2025-12-01
   historical
9. 2025-12-01
   historical
10. 2025-12-01
    historical
11. 2025-12-01
    historical
12. 2025-12-01
    historical
13. 2025-11-13
    listed
14. 2025-11-13
    listed Active
15. 2025-09-10
    listed $124,500 1002-char remark

    Show marketing remark (1002 chars)

    Discover this completely remodeled three-bedroom, one-bathroom home that proves good things come in perfectly sized packages. This charming residence sits on a large lot, offering plenty of space for outdoor activities, gardening, or simply enjoying your morning coffee while watching the world wake up. Step inside to find fresh updates throughout that blend modern comfort with practical living. The thoughtful renovation touches every corner, creating a move-in-ready space where you can start making memories from day one. With three well-appointed bedrooms, including a primary bedroom that serves as your personal retreat, this home accommodates families, professionals, or anyone seeking comfortable living space. The single bathroom has been updated with care, featuring contemporary fixtures that make your daily routine a little more pleasant. The layout flows naturally, making the most of every square foot while maintaining that cozy, welcoming atmosphere that turns a house into a home.

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $1,848 · $154/mo
• Expected delta: +$978/yr (+$82/mo · 112.5%)

ⓘ 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 3% 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: $17,483
• − Mortgage interest: −$6,974
• − Property taxes: −$870
• − Insurance: −$622
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$3,622
• Taxable income: $2,598
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $3,861/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

+6.0% since first listed

15 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-23 Pending — MRED as Distributed by MLS Grid
• 2026-01-20 Sold (Public Records) $132,000 Public Records
• 2026-01-19 Sold (MLS) $124,500 RMLSA as Distributed by MLS Grid
• 2025-12-02 Pending — RMLSA as Distributed by MLS Grid
• 2025-12-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-01 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-01 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-01 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-01 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-01 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-13 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-13 Listed — MRED as Distributed by MLS Grid
• 2025-09-10 Listed $124,500 RMLSA as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2025): $870 · +8.5% YoY. Source: county tax records.