1820 N 14th St · Herrin, IL 62948

$87,700

2 bd · 1.0 ba · 1,682 sqft · SingleFamily · 55 Days on market

Built 1980 6,375 sqft lot $52/sqft · 45% below area Est $159k · 45% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Pristine move in ready home that is spotlessly clean. Large living room with newer carpet, nice sized window providing natural light that leads into the beautifully updated kitchen. Kitchen features newer appliances including awesome gas stove, new flooring, backsplash and sink. Large bedrooms and plenty of closets throughout the home. Oversized bathroom gives you plenty of room. Wait until you see the spacious family room with beautiful fireplace providing abundant space for family fun or relaxing. Storage shed for extra tools and lawn equipment. New roof and gutter in 2015. Yard is boasting with landscaping shrubs and flowers. na

Key facts

• Huge corner lot
• Bathroom remodeled
• 6,375 sq ft lot

Tags

• HUGE CORNER LOT
• MODIFICATIONS TO FLOOR PLAN
• PROFESSIONALLY CLEANED
• KITCHEN REMODEL STARTED
• BATHROOM REMODELED

Property features AI

Finance

• Other: Property assessed and living area source: assessor
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 garage space); Concrete parking areas; Space for up to 6 vehicles total
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Built approximately 41–50 years ago; Vinyl siding and brick exterior; Asphalt roof
• Exterior features: Fenced yard; Corner lot; Lot dimensions approximately 50 x 127.5

Interior

• Kitchen: Eating-area/galley style kitchen (11 x 20)
• Bedrooms: Master bedroom on the main level (13 x 14); Second bedroom on the main level (14 x 11); Two additional bedrooms listed (sizes/levels not specified)
• Flooring: Carpet in living room, master bedroom and one bedroom; Laminate flooring in dining room, family room, kitchen and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; One fireplace located in the family room; Crawl space basement; Separate dining area or kitchen/dining combo; School bus service available
• Laundry & utility: Main-level laundry room (8 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 8.5% 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: 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 $606 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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

• 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 $85,069 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.50% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.98%
• DSCR: 1.80
• GRM: 5.5

CMA / ARV

• ARV (median comp): $158,811
• List price: $87,700
• Delta: -44.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2517 N 14th St	0.46mi	3/2.0 (+1)	1,800 (+7%)	5mo	$98,500	$55	53
816 N 17th St	0.69mi	2/1.0	1,630 (-3%)	15mo	$86,900	$53	50
1409 Summer Dr	0.61mi	3/2.0 (+1)	1,655 (-2%)	13mo	$235,000	$142	49
400 Eric Dr	0.48mi	3/2.0 (+1)	1,806 (+7%)	10mo	$269,900	$149	48
2504 Joel Dr	0.64mi	3/2.0 (+1)	1,738 (+3%)	10mo	$360,000	$207	47
530 Mine B Rd	0.70mi	3/2.0 (+1)	1,698 (+1%)	20mo	$155,000	$91	40
2115 Weaver Rd	0.51mi	3/2.0 (+1)	1,924 (+14%)	9mo	$296,250	$154	36
2505 Joel Dr	0.63mi	3/2.0 (+1)	1,875 (+12%)	12mo	$260,000	$139	32
721 N 16th St	0.73mi	2/1.0	1,450 (-14%)	18mo	$30,000	$21	28
407 W Wilson St	0.70mi	3/2.0 (+1)	1,437 (-15%)	20mo	$259,000	$180	17

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $9,284
• Equity at exit: $13,076

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $38,509
• Equity at exit: $7,583

Cash invested: $24,556 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$460
• Tax from tax record: −$177 /mo · $2,127/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $368

Break-even live

Break-even rent $853

Max offer price $87,700

Occupancy floor 67%

Sensitivity live

Price	-10% $418	-5% $393	+0% $368	+5% $343	+10% $318
Rent	-10% $264	-5% $316	+0% $368	+5% $420	+10% $472
Rate	-1.0pp $412	-0.5pp $390	base $368	+0.5pp $345	+1.0pp $322

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: $21,925
• Closing costs: $2,631
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $87,700 Active 55 DOM
2. 2026-06-18
   days on market $87,700 Active 54 DOM
3. 2026-06-17
   days on market $87,700 Active 53 DOM
4. 2026-06-16
   days on market $87,700 Active 52 DOM
5. 2026-06-15
   days on market $87,700 Active 51 DOM
6. 2026-06-14
   days on market $87,700 Active 49 DOM
7. 2026-06-13
   days on market $87,700 Active 48 DOM
8. 2026-06-10
   days on market $87,700 Active 46 DOM
9. 2026-06-09
   days on market $87,700 Active 45 DOM
10. 2026-06-08
    days on market $87,700 Active 44 DOM
11. 2026-06-07
    days on market $87,700 Active 43 DOM
12. 2026-06-03
    days on market $87,700 Active 39 DOM
13. 2026-06-02
    days on market $87,700 Active 38 DOM
14. 2026-06-01
    days on market $87,700 Active 37 DOM
15. 2026-05-31
    days on market $87,700 Active 36 DOM
16. 2026-05-30
    days on market $87,700 Active 35 DOM
17. 2026-04-25
    listed $87,700 Active 651-char remark
18. 2021-08-06
    historical
19. 2017-01-31
    soldstatus $82,000

    Show marketing remark (639 chars)

    Pristine move in ready home that is spotlessly clean. Large living room with newer carpet, nice sized window providing natural light that leads into the beautifully updated kitchen. Kitchen features newer appliances including awesome gas stove, new flooring, backsplash and sink. Large bedrooms and plenty of closets throughout the home. Oversized bathroom gives you plenty of room. Wait until you see the spacious family room with beautiful fireplace providing abundant space for family fun or relaxing. Storage shed for extra tools and lawn equipment. New roof and gutter in 2015. Yard is boasting with landscaping shrubs and flowers. na

20. 2017-01-31
    soldstatus $82,000

    Show marketing remark (639 chars)

    Pristine move in ready home that is spotlessly clean. Large living room with newer carpet, nice sized window providing natural light that leads into the beautifully updated kitchen. Kitchen features newer appliances including awesome gas stove, new flooring, backsplash and sink. Large bedrooms and plenty of closets throughout the home. Oversized bathroom gives you plenty of room. Wait until you see the spacious family room with beautiful fireplace providing abundant space for family fun or relaxing. Storage shed for extra tools and lawn equipment. New roof and gutter in 2015. Yard is boasting with landscaping shrubs and flowers. na

21. 2017-01-31
    soldstatus $82,000

    Show marketing remark (639 chars)

    Pristine move in ready home that is spotlessly clean. Large living room with newer carpet, nice sized window providing natural light that leads into the beautifully updated kitchen. Kitchen features newer appliances including awesome gas stove, new flooring, backsplash and sink. Large bedrooms and plenty of closets throughout the home. Oversized bathroom gives you plenty of room. Wait until you see the spacious family room with beautiful fireplace providing abundant space for family fun or relaxing. Storage shed for extra tools and lawn equipment. New roof and gutter in 2015. Yard is boasting with landscaping shrubs and flowers. na

22. 2016-09-15
    listed $82,000

    Show marketing remark (639 chars)

    Pristine move in ready home that is spotlessly clean. Large living room with newer carpet, nice sized window providing natural light that leads into the beautifully updated kitchen. Kitchen features newer appliances including awesome gas stove, new flooring, backsplash and sink. Large bedrooms and plenty of closets throughout the home. Oversized bathroom gives you plenty of room. Wait until you see the spacious family room with beautiful fireplace providing abundant space for family fun or relaxing. Storage shed for extra tools and lawn equipment. New roof and gutter in 2015. Yard is boasting with landscaping shrubs and flowers. na

23. 2016-09-15
    listed $82,000

    Show marketing remark (639 chars)

    Pristine move in ready home that is spotlessly clean. Large living room with newer carpet, nice sized window providing natural light that leads into the beautifully updated kitchen. Kitchen features newer appliances including awesome gas stove, new flooring, backsplash and sink. Large bedrooms and plenty of closets throughout the home. Oversized bathroom gives you plenty of room. Wait until you see the spacious family room with beautiful fireplace providing abundant space for family fun or relaxing. Storage shed for extra tools and lawn equipment. New roof and gutter in 2015. Yard is boasting with landscaping shrubs and flowers. na

24. 2009-10-16
    historical
25. 2009-05-21
    soldstatus $67,000
26. 2009-05-21
    soldstatus $67,000
27. 2009-05-20
    soldstatus $67,000
28. 2009-04-23
    listed $71,500
29. 2009-04-23
    listed $71,500

ⓘ 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: $2,127 · $177/mo
• Projected year-2 tax: $2,127 · $177/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 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: $15,822
• − Mortgage interest: −$4,913
• − Property taxes: −$2,127
• − Insurance: −$438
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$2,551
• Taxable income: $3,261
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $3,632/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

+22.7% since first listed

13 events — show timeline

• 2026-04-25 Listed $87,700 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2017-01-31 Sold (Public Records) $82,000 Public Records
• 2017-01-31 Sold (MLS) $82,000 MRED as Distributed by MLS Grid
• 2017-01-31 Sold (MLS) $82,000 RMLSA as Distributed by MLS Grid
• 2016-09-15 Listed $82,000 MRED as Distributed by MLS Grid
• 2016-09-15 Listed $82,000 RMLSA as Distributed by MLS Grid
• 2009-10-16 Listing Removed — MRED as Distributed by MLS Grid
• 2009-05-21 Sold (MLS) $67,000 MRED as Distributed by MLS Grid
• 2009-05-21 Sold (MLS) $67,000 RMLSA as Distributed by MLS Grid
• 2009-05-20 Sold (Public Records) $67,000 Public Records
• 2009-04-23 Listed $71,500 MRED as Distributed by MLS Grid
• 2009-04-23 Listed $71,500 RMLSA as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $2,127 · +4.7% YoY. Source: county tax records.