8 E Crownview · Mount Vernon, IL 62864

$159,000

3 bd · 1.5 ba · 1,324 sqft · Other · 37 Days on market

Built 1958

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Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ideal location is adjacent to everything yet you experience low annual avg daily traffic count because the street is a loop and a destination point for residents. The 3 bedroom, 2 bath home is on a slab foundation and efficient to maintain. The Living Room is bright and next to the large, eat-in Kitchen with a pantry. All appliances stay, including a washer and dryer. The Master Bedroom is very spacious with a half bath, walk-in closet and sliding doors stepping out to the patio. Unique to this home is that some rooms do not have overhead lighting so the light source is lamp based. A nice rear patio gives both covered and uncovered entertaining space . A surprise bonus here is the two-car detached garage in back with roll-up door and a covered porch. This space is great for mechanics but also for crafters or possibly some at-home business. Taxes shown are absent even an owner occupied exemption, which when added takes the taxes to an estimated $1,990. One car attached garage.

Key facts

• Open floor plan
• New flooring
• New shingle roof

Tags

• OPEN FLOOR PLAN
• PARTIALLY COVERED PATIO
• NEW FLOORING
• NEW SHINGLE ROOF
• DETACHED GARAGE

Property features AI

Finance

• Other: School bus service available; Directions: Broadway West, turn right on Crownview, veer right on E Crownview — house is on the left
• HOA & community: No master association fees required

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Asphalt driveway; Total parking for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built approximately 61–70 years ago; House built before 1978
• Construction: Vinyl siding; Asphalt roof; Approximately 1,324 total finished square feet
• Exterior features: Patio; Level lot; Lot dimensions approximately 68 x 125 x 68 x 125

Interior

• Kitchen: Kitchen on main level (approx. 16 x 12)
• Bedrooms: Master bedroom on main level (approx. 25 x 13); Bedroom on main level (approx. 10 x 11); Bedroom on main level (approx. 10 x 8)
• Flooring: Carpet in living areas and bedrooms; Luxury vinyl in kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Walk-in closet(s); Open floor plan; Screens on windows; Five total rooms
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $159k.

Deal economics

• At list price, monthly cash flow is $52 ($629/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 $149k (6.5% below list).
• Recommended offer: $149k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.2% in Mount Vernon — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#413 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Mt Vernon Twp Hsd 201 (town): math 13% / reading 16% proficiency, ranked #532 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dr Nick Osborne Primary Center (math 8% / reading 12%, grade F, #1,517 of 2,056 statewide, top 78%, 600 students, 0% FRL); Zadok Casey Middle School (math 6% / reading 10%, grade F, #608 of 665 statewide, top 92%, 419 students, 0% FRL); Mount Vernon High School (math 13% / reading 16%, grade F, #479 of 693 statewide, top 71%, 1,210 students, 0% FRL).
• Market conditions: 193 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Jefferson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $105k; list at $159k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $148,610 (6.5% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-22,388
• Equity at exit: $23,707

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-15,045
• Equity at exit: $13,747

Cash invested: $44,520 (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 62864

• Active inventory: 193
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$222 /mo · $2,658/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $52

Break-even live

Break-even rent $1,420

Max offer price $159,000

Occupancy floor 91%

Sensitivity live

Price	-10% $142	-5% $97	+0% $52	+5% $7	+10% $-38
Rent	-10% $-65	-5% $-6	+0% $52	+5% $111	+10% $170
Rate	-1.0pp $133	-0.5pp $93	base $52	+0.5pp $11	+1.0pp $-31

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4201 Valley Forge Rd Mt Vernon, IL	2.0	1.0	720	$2,107	$2.93	45d	9	0.55mi
4100 Willow Spgs Mount Vernon, IL	2.0–3.0	1.0–1.5	847	$855	$1.01	45d	1	0.83mi
1407 S 34th St Mt Vernon, IL	1.0–2.0	1.0–2.0	806	$1,310	$1.63	45d	7	0.86mi

Listing history 24 events

1. 2026-06-16
   status $159,000 Pending 37 DOM
2. 2026-06-15
   days on market $159,000 Active 37 DOM
3. 2026-06-13
   days on market $159,000 Active 35 DOM
4. 2026-06-12
   days on market $159,000 Active 34 DOM
5. 2026-06-09
   days on market $159,000 Active 31 DOM
6. 2026-06-08
   days on market $159,000 Active 30 DOM
7. 2026-06-07
   days on market $159,000 Active 29 DOM
8. 2026-06-07
   days on market $159,000 Active 28 DOM
9. 2026-06-04
   days on market $159,000 Active 25 DOM
10. 2026-06-02
    days on market $159,000 Active 24 DOM
11. 2026-06-01
    days on market $159,000 Active 23 DOM
12. 2026-05-31
    days on market $159,000 Active 22 DOM
13. 2026-05-31
    days on market $159,000 Active 21 DOM
14. 2026-05-09
    listed $159,000 Active
15. 2022-12-08
    soldstatus $105,000
16. 2022-12-02
    soldstatus $105,000 Closed 995-char remark

    Show marketing remark (995 chars)

    This ideal location is adjacent to everything yet you experience low annual avg daily traffic count because the street is a loop and a destination point for residents. The 3 bedroom, 2 bath home is on a slab foundation and efficient to maintain. The Living Room is bright and next to the large, eat-in Kitchen with a pantry. All appliances stay, including a washer and dryer. The Master Bedroom is very spacious with a half bath, walk-in closet and sliding doors stepping out to the patio. Unique to this home is that some rooms do not have overhead lighting so the light source is lamp based. A nice rear patio gives both covered and uncovered entertaining space . A surprise bonus here is the two-car detached garage in back with roll-up door and a covered porch. This space is great for mechanics but also for crafters or possibly some at-home business. Taxes shown are absent even an owner occupied exemption, which when added takes the taxes to an estimated $1,990. One car attached garage.

17. 2022-12-02
    soldstatus $105,000 995-char remark

    Show marketing remark (995 chars)

    This ideal location is adjacent to everything yet you experience low annual avg daily traffic count because the street is a loop and a destination point for residents. The 3 bedroom, 2 bath home is on a slab foundation and efficient to maintain. The Living Room is bright and next to the large, eat-in Kitchen with a pantry. All appliances stay, including a washer and dryer. The Master Bedroom is very spacious with a half bath, walk-in closet and sliding doors stepping out to the patio. Unique to this home is that some rooms do not have overhead lighting so the light source is lamp based. A nice rear patio gives both covered and uncovered entertaining space . A surprise bonus here is the two-car detached garage in back with roll-up door and a covered porch. This space is great for mechanics but also for crafters or possibly some at-home business. Taxes shown are absent even an owner occupied exemption, which when added takes the taxes to an estimated $1,990. One car attached garage.

18. 2022-11-23
    status Pending 995-char remark

    Show marketing remark (995 chars)

    This ideal location is adjacent to everything yet you experience low annual avg daily traffic count because the street is a loop and a destination point for residents. The 3 bedroom, 2 bath home is on a slab foundation and efficient to maintain. The Living Room is bright and next to the large, eat-in Kitchen with a pantry. All appliances stay, including a washer and dryer. The Master Bedroom is very spacious with a half bath, walk-in closet and sliding doors stepping out to the patio. Unique to this home is that some rooms do not have overhead lighting so the light source is lamp based. A nice rear patio gives both covered and uncovered entertaining space . A surprise bonus here is the two-car detached garage in back with roll-up door and a covered porch. This space is great for mechanics but also for crafters or possibly some at-home business. Taxes shown are absent even an owner occupied exemption, which when added takes the taxes to an estimated $1,990. One car attached garage.

19. 2022-10-29
    historical Under Contract 995-char remark

    Show marketing remark (995 chars)

    This ideal location is adjacent to everything yet you experience low annual avg daily traffic count because the street is a loop and a destination point for residents. The 3 bedroom, 2 bath home is on a slab foundation and efficient to maintain. The Living Room is bright and next to the large, eat-in Kitchen with a pantry. All appliances stay, including a washer and dryer. The Master Bedroom is very spacious with a half bath, walk-in closet and sliding doors stepping out to the patio. Unique to this home is that some rooms do not have overhead lighting so the light source is lamp based. A nice rear patio gives both covered and uncovered entertaining space . A surprise bonus here is the two-car detached garage in back with roll-up door and a covered porch. This space is great for mechanics but also for crafters or possibly some at-home business. Taxes shown are absent even an owner occupied exemption, which when added takes the taxes to an estimated $1,990. One car attached garage.

20. 2022-10-27
    listed $105,000 Active 995-char remark

    Show marketing remark (995 chars)

    This ideal location is adjacent to everything yet you experience low annual avg daily traffic count because the street is a loop and a destination point for residents. The 3 bedroom, 2 bath home is on a slab foundation and efficient to maintain. The Living Room is bright and next to the large, eat-in Kitchen with a pantry. All appliances stay, including a washer and dryer. The Master Bedroom is very spacious with a half bath, walk-in closet and sliding doors stepping out to the patio. Unique to this home is that some rooms do not have overhead lighting so the light source is lamp based. A nice rear patio gives both covered and uncovered entertaining space . A surprise bonus here is the two-car detached garage in back with roll-up door and a covered porch. This space is great for mechanics but also for crafters or possibly some at-home business. Taxes shown are absent even an owner occupied exemption, which when added takes the taxes to an estimated $1,990. One car attached garage.

21. 2022-10-27
    listed $105,000 995-char remark

    Show marketing remark (995 chars)

    This ideal location is adjacent to everything yet you experience low annual avg daily traffic count because the street is a loop and a destination point for residents. The 3 bedroom, 2 bath home is on a slab foundation and efficient to maintain. The Living Room is bright and next to the large, eat-in Kitchen with a pantry. All appliances stay, including a washer and dryer. The Master Bedroom is very spacious with a half bath, walk-in closet and sliding doors stepping out to the patio. Unique to this home is that some rooms do not have overhead lighting so the light source is lamp based. A nice rear patio gives both covered and uncovered entertaining space . A surprise bonus here is the two-car detached garage in back with roll-up door and a covered porch. This space is great for mechanics but also for crafters or possibly some at-home business. Taxes shown are absent even an owner occupied exemption, which when added takes the taxes to an estimated $1,990. One car attached garage.

22. 2021-08-06
    historical
23. 2019-09-11
    historical
24. 2012-11-09
    soldstatus $65,000

ⓘ 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: $2,658 · $222/mo
• Projected year-2 tax: $3,134 · $261/mo
• Expected delta: +$476/yr (+$40/mo · 17.9%)

ⓘ 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 ≥106°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,833
• − Mortgage interest: −$8,906
• − Property taxes: −$2,658
• − Insurance: −$795
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$4,625
• Taxable loss: −$2,005
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $1,111/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: Mt Vernon Twp Hsd 201
• NCES district ID: 1727360
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 16% ▼ -8.00%
• Median HH income: $38,188
• Composite: 12.22/100
• National rank: #9648
• State rank: #532 of 620 in IL

Livability — Mount Vernon

• Score: 69/100
• State rank: #413
• US rank: #8520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, IL
• Population (ZIP): 23,061

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 36,818 people
• By 2030: 35,764 · -2.9%
• By 2040: 33,649 · -8.6%
• By 2050: 31,557 · -14.3%
• By 2075: 26,055 · -29.2%
• By 2100: 19,237 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+47.8) · D 25.5% · R 73.3% · Other 1.3%
• 2008→2024 swing: -37.0pp toward R · 2008: -10.7pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+45.1 2016: R+43.2 2012: R+22.9 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.64%
• Current HPI: 134.2669
• 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

+144.6% since first listed

11 events — show timeline

• 2026-05-09 Listed $159,000 MRED as Distributed by MLS Grid
• 2022-12-08 Sold (Public Records) $105,000 Public Records
• 2022-12-02 Sold (MLS) $105,000 MRED as Distributed by MLS Grid
• 2022-12-02 Sold (MLS) $105,000 RMLSA as Distributed by MLS Grid
• 2022-11-23 Pending — RMLSA as Distributed by MLS Grid
• 2022-10-29 Contingent — RMLSA as Distributed by MLS Grid
• 2022-10-27 Listed $105,000 MRED as Distributed by MLS Grid
• 2022-10-27 Listed $105,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-09-11 Listing Removed — MRED as Distributed by MLS Grid
• 2012-11-09 Sold (Public Records) $65,000 Public Records

Property tax history

+0.9%/yr

Latest (2024): $2,658 · -0.0% YoY. Source: county tax records.