1100 Catherine St · Metropolis, IL 62960

$99,900

4 bd · 2.0 ba · 1,668 sqft · Other · 171 Days on market

4,900 sqft lot

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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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this updated corner property featuring 4 spacious bedrooms and 2 full bathrooms. Step inside to discover new flooring and fresh paint throughout, creating a bright and inviting atmosphere. The kitchen boasts new countertops and some new cabinets, perfect for all your cooking needs. Both bathrooms have been updated with new vanities and toilets. Enjoy the outdoors with a newly installed fence that provides privacy and security. Additional features include some replacement windows and some new light fixtures. With a stove and refrigerator included, this home is move-in ready!

Key facts

• Completely remodeled
• Fenced in backyard
• Unfinished basement

Tags

• COMPLETELY REMODELED
• VINYL PLANK FLOORING
• FENCED IN BACKYARD
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Over 100 years old; Built before 1978
• Construction: Vinyl siding with frame construction; Unfinished basement (approx. 540 sq ft)
• Exterior features: Deck; Porch; Corner, level lot (approx. 50 x 98)

Interior

• Kitchen: Eating area / table space; Range; Range hood; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level); Master bedroom on the main level
• Flooring: Vinyl flooring in multiple rooms and bedrooms; Laminate flooring in kitchen and living room
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Forced air; Natural gas; Multiple (2+) separate heating systems
• Interior features: Unfinished partial basement with egress window; Sump pump; Gas water heater
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.3% in Metropolis — 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 75/100 on livability (#217 in IL, #4,091 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment D-.
• Massac UD 1 (rural): math 24% / reading 28% proficiency, ranked #318 of 620 in IL (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Metropolis Elem School (math 11% / reading 15%, grade F, #1,362 of 2,056 statewide, top 66%, 484 students, 0% FRL); Massac Jr High School (math 25% / reading 36%, grade F, #241 of 665 statewide, top 37%, 244 students, 0% FRL); Massac County High School (math 12% / reading 27%, grade F, #397 of 693 statewide, top 61%, 583 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 73 active listings in the ZIP; 5 units permitted in Massac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Massac County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.24% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.29%
• DSCR: 1.68
• GRM: 6.7

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: 6.0%
• Equity multiple: 1.23×
• Total profit: $6,483
• Equity at exit: $14,895

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $34,774
• Equity at exit: $8,638

Cash invested: $27,972 (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 62960

• Home prices YoY: -19.6%
• Active inventory: 73
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $356

Break-even live

Break-even rent $788

Max offer price $99,900

Occupancy floor 66%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-09
   days on market $99,900 Active 171 DOM
2. 2026-06-08
   days on market $99,900 Active 170 DOM
3. 2026-06-07
   days on market $99,900 Active 169 DOM
4. 2026-06-05
   days on market $99,900 Active 167 DOM
5. 2026-06-04
   days on market $99,900 Active 165 DOM
6. 2026-06-02
   days on market $99,900 Active 164 DOM
7. 2026-06-01
   days on market $99,900 Active 163 DOM
8. 2026-05-31
   days on market $99,900 Active 162 DOM
9. 2026-05-31
   days on market $99,900 Active 161 DOM
10. 2026-05-24
    status Active
11. 2026-05-24
    status Active
12. 2026-05-23
    historical
13. 2026-05-23
    historical
14. 2026-01-08
    status Active
15. 2026-01-05
    historical
16. 2025-10-23
    status Active
17. 2025-10-23
    historical
18. 2025-09-18
    historical Under Contract
19. 2025-09-12
    listed Active
20. 2025-03-13
    soldstatus $89,900
21. 2025-03-10
    soldstatus $89,900 591-char remark

    Show marketing remark (591 chars)

    Welcome to this updated corner property featuring 4 spacious bedrooms and 2 full bathrooms. Step inside to discover new flooring and fresh paint throughout, creating a bright and inviting atmosphere. The kitchen boasts new countertops and some new cabinets, perfect for all your cooking needs. Both bathrooms have been updated with new vanities and toilets. Enjoy the outdoors with a newly installed fence that provides privacy and security. Additional features include some replacement windows and some new light fixtures. With a stove and refrigerator included, this home is move-in ready!

22. 2025-03-10
    soldstatus $89,900 Closed 591-char remark

    Show marketing remark (591 chars)

    Welcome to this updated corner property featuring 4 spacious bedrooms and 2 full bathrooms. Step inside to discover new flooring and fresh paint throughout, creating a bright and inviting atmosphere. The kitchen boasts new countertops and some new cabinets, perfect for all your cooking needs. Both bathrooms have been updated with new vanities and toilets. Enjoy the outdoors with a newly installed fence that provides privacy and security. Additional features include some replacement windows and some new light fixtures. With a stove and refrigerator included, this home is move-in ready!

23. 2024-12-31
    historical Under Contract 591-char remark

    Show marketing remark (591 chars)

    Welcome to this updated corner property featuring 4 spacious bedrooms and 2 full bathrooms. Step inside to discover new flooring and fresh paint throughout, creating a bright and inviting atmosphere. The kitchen boasts new countertops and some new cabinets, perfect for all your cooking needs. Both bathrooms have been updated with new vanities and toilets. Enjoy the outdoors with a newly installed fence that provides privacy and security. Additional features include some replacement windows and some new light fixtures. With a stove and refrigerator included, this home is move-in ready!

24. 2024-10-11
    listed $89,900 591-char remark

    Show marketing remark (591 chars)

    Welcome to this updated corner property featuring 4 spacious bedrooms and 2 full bathrooms. Step inside to discover new flooring and fresh paint throughout, creating a bright and inviting atmosphere. The kitchen boasts new countertops and some new cabinets, perfect for all your cooking needs. Both bathrooms have been updated with new vanities and toilets. Enjoy the outdoors with a newly installed fence that provides privacy and security. Additional features include some replacement windows and some new light fixtures. With a stove and refrigerator included, this home is move-in ready!

25. 2024-10-11
    listed $89,900 Active 591-char remark

    Show marketing remark (591 chars)

    Welcome to this updated corner property featuring 4 spacious bedrooms and 2 full bathrooms. Step inside to discover new flooring and fresh paint throughout, creating a bright and inviting atmosphere. The kitchen boasts new countertops and some new cabinets, perfect for all your cooking needs. Both bathrooms have been updated with new vanities and toilets. Enjoy the outdoors with a newly installed fence that provides privacy and security. Additional features include some replacement windows and some new light fixtures. With a stove and refrigerator included, this home is move-in ready!

26. 2021-08-06
    historical
27. 2012-12-09
    historical

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$792/yr (+$66/mo · 115.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,868
• − Mortgage interest: −$5,596
• − Property taxes: −$684
• − Insurance: −$500
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,906
• Taxable income: $2,804
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,603/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: Massac UD 1
• NCES district ID: 1725000
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $41,431
• Composite: 22.06/100
• National rank: #8192
• State rank: #318 of 620 in IL

Livability — Metropolis

• Score: 75/100
• State rank: #217
• US rank: #4091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metropolis, IL
• Population (ZIP): 10,823

Population outlook (Massac County) Hauer SSP2

• Today (2025): 13,461 people
• By 2030: 12,675 · -5.8%
• By 2040: 11,124 · -17.4%
• By 2050: 9,711 · -27.9%
• By 2075: 7,253 · -46.1%
• By 2100: 5,666 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Massac

• 2024 margin: Solid R (+48.8) · D 25.2% · R 74.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -23.4pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+48.0 2016: R+49.6 2012: R+33.7 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.38%
• Current HPI: 137.0772
• 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

+0.0% since first listed

18 events — show timeline

• 2026-05-24 Relisted — MRED as Distributed by MLS Grid
• 2026-05-24 Relisted — MRED as Distributed by MLS Grid
• 2026-05-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-23 Relisted — RMLSA as Distributed by MLS Grid
• 2025-10-23 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-09-18 Contingent — RMLSA as Distributed by MLS Grid
• 2025-09-12 Listed — RMLSA as Distributed by MLS Grid
• 2025-03-13 Sold (Public Records) $89,900 Public Records
• 2025-03-10 Sold (MLS) $89,900 RMLSA as Distributed by MLS Grid
• 2025-03-10 Sold (MLS) $89,900 MRED as Distributed by MLS Grid
• 2024-12-31 Contingent — RMLSA as Distributed by MLS Grid
• 2024-10-11 Listed $89,900 RMLSA as Distributed by MLS Grid
• 2024-10-11 Listed $89,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2012-12-09 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-7.2%/yr

Latest (2024): $684 · -4.5% YoY. Source: county tax records.