25493 State Highway 3 · Godfrey, IL 62022

$63,500

2 bd · 1.0 ba · 677 sqft · SingleFamily · 216 Days on market

Built 1947 0.25 ac 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country Charmer!!! Cute two bedroom one bath home in a nice country setting. Perfect for those looking for a quaint home without all the hustle and bustle of the city life. Brand new septic system just installed in 2020. Nice deck off front of home as well as a deck off the mud room. Two full sheds and a lean to. New flooring and fresh paint throughout. Don't miss this one-this is not a drive-by!

Key facts

• Functional kitchen
• Easy access
• Sizeable lot

Tags

• SPACIOUS LAYOUT
• FUNCTIONAL KITCHEN
• SIZEABLE LOT
• OUTDOOR SPACE
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($827 rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.6% in Godfrey — 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 (#683 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, 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: 4 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 $171 of equity ($439 loan paydown + $-268 appreciation (-0.4% 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 (-0.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $36k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.30% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.25%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.58×
• Total profit: $10,354
• Equity at exit: $17,107

10-year hold

• IRR: 17.7%
• Equity multiple: 2.87×
• Total profit: $33,336
• Equity at exit: $19,530

Cash invested: $17,780 (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 62022

• Home prices YoY: -0.3%
• Active inventory: 4
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $827 medium
• Mortgage (P&I): −$333
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $211

Break-even live

Break-even rent $560

Max offer price $63,500

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-03-23
   status Pending
2. 2026-02-02
   status Active
3. 2026-02-02
   price $63,500
4. 2025-12-12
   price $70,000
5. 2025-11-06
   price $80,000
6. 2025-09-10
   price $90,000
7. 2025-08-11
   listed $100,000 Active
8. 2021-01-19
   status Pending 399-char remark

   Show marketing remark (399 chars)

   Country Charmer!!! Cute two bedroom one bath home in a nice country setting. Perfect for those looking for a quaint home without all the hustle and bustle of the city life. Brand new septic system just installed in 2020. Nice deck off front of home as well as a deck off the mud room. Two full sheds and a lean to. New flooring and fresh paint throughout. Don't miss this one-this is not a drive-by!

9. 2021-01-15
   soldstatus Closed 399-char remark

   Show marketing remark (399 chars)

   Country Charmer!!! Cute two bedroom one bath home in a nice country setting. Perfect for those looking for a quaint home without all the hustle and bustle of the city life. Brand new septic system just installed in 2020. Nice deck off front of home as well as a deck off the mud room. Two full sheds and a lean to. New flooring and fresh paint throughout. Don't miss this one-this is not a drive-by!

10. 2021-01-15
    soldstatus $59,900

    Show marketing remark (399 chars)

    Country Charmer!!! Cute two bedroom one bath home in a nice country setting. Perfect for those looking for a quaint home without all the hustle and bustle of the city life. Brand new septic system just installed in 2020. Nice deck off front of home as well as a deck off the mud room. Two full sheds and a lean to. New flooring and fresh paint throughout. Don't miss this one-this is not a drive-by!

11. 2020-11-17
    listed $59,900 399-char remark

    Show marketing remark (399 chars)

    Country Charmer!!! Cute two bedroom one bath home in a nice country setting. Perfect for those looking for a quaint home without all the hustle and bustle of the city life. Brand new septic system just installed in 2020. Nice deck off front of home as well as a deck off the mud room. Two full sheds and a lean to. New flooring and fresh paint throughout. Don't miss this one-this is not a drive-by!

12. 2020-11-17
    listed Active Under Contract 399-char remark

    Show marketing remark (399 chars)

    Country Charmer!!! Cute two bedroom one bath home in a nice country setting. Perfect for those looking for a quaint home without all the hustle and bustle of the city life. Brand new septic system just installed in 2020. Nice deck off front of home as well as a deck off the mud room. Two full sheds and a lean to. New flooring and fresh paint throughout. Don't miss this one-this is not a drive-by!

13. 1999-08-01
    soldstatus $37,000

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $1,218 · $102/mo
• Expected delta: +$223/yr (+$19/mo · 22.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,927
• − Mortgage interest: −$3,557
• − Property taxes: −$995
• − Insurance: −$318
• − Repairs & maintenance: −$794
• − Management: −$794
• − Depreciation: −$1,847
• Taxable income: $1,622
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $2,144/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 — Godfrey

• Score: 64/100
• State rank: #683
• US rank: #13969

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,915
• Population (ZIP): 1,073

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 (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Slovak 9% Lithuanian 3% Scottish 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: ▼ -0.42%
• Current HPI: 150.0202
• 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

+71.6% since first listed

13 events — show timeline

• 2026-03-23 Pending — MARIS as Distributed by MLS Grid
• 2026-02-02 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-02 Price Changed $63,500 MARIS as Distributed by MLS Grid
• 2025-12-12 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2025-11-06 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2025-09-10 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2025-08-11 Listed $100,000 MARIS as Distributed by MLS Grid
• 2021-01-19 Pending — MARIS as Distributed by MLS Grid
• 2021-01-15 Sold (Public Records) $59,900 Public Records
• 2021-01-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-11-17 Listed $59,900 MARIS as Distributed by MLS Grid
• 2020-11-17 Listed — MARIS as Distributed by MLS Grid
• 1999-08-01 Sold (Public Records) $37,000 Public Records

Property tax history

-0.9%/yr

Latest (2024): $995 · +10.1% YoY. Source: county tax records.