621 S 9th St · Petersburg, IL 62675

$20,000

4 bd · 1.0 ba · 1,002 sqft · SingleFamily public records · 67 Days on market

Built 1920 6,468 sqft lot $20/sqft · 80% below area ↓ 52% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• 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

This 4 bed, 1 bath home is a great investment opportunity in Petersburg, IL. Water heater replaced 9 years ago. Furnace services 5 years ago. Home is sold as-is, where-is.

Key facts

• 6,468 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#451 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Porta CUSD 202 (town): math 16% / reading 29% proficiency, ranked #363 of 620 in IL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 41 active listings in the ZIP; 9 units permitted in Menard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Menard County population projected at -17% 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $10k; list at $20k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.45% ✓
• Cap rate: 48.05%
• Cash-on-cash: 149.15%
• DSCR: 7.64
• GRM: 1.5

CMA / ARV

• ARV (median comp): $150,365
• List price: $20,000
• Delta: -86.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 W Rutledge St	0.60mi	3/1.0 (-1)	1,100 (+10%)	9mo	$139,900	$127	43

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: —
• Equity multiple: 8.34×
• Total profit: $41,122
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 17.61×
• Total profit: $93,023
• Equity at exit: $1,729

Cash invested: $5,600 (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 62675

• Home prices YoY: -29.6%
• Active inventory: 41
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $696

Break-even live

Break-even rent $208

Max offer price $20,000

Occupancy floor 31%

Sensitivity live

Price	-10% $707	-5% $702	+0% $696	+5% $690	+10% $685
Rent	-10% $610	-5% $653	+0% $696	+5% $739	+10% $782
Rate	-1.0pp $706	-0.5pp $701	base $696	+0.5pp $691	+1.0pp $686

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $20,000 Active 67 DOM
2. 2026-06-18
   days on market $20,000 Active 65 DOM
3. 2026-06-17
   days on market $20,000 Active 64 DOM
4. 2026-06-16
   days on market $20,000 Active 63 DOM
5. 2026-06-15
   days on market $20,000 Active 62 DOM
6. 2026-06-13
   days on market $20,000 Active 60 DOM
7. 2026-06-12
   days on market $20,000 Active 59 DOM
8. 2026-06-09
   days on market $20,000 Active 56 DOM
9. 2026-06-08
   days on market $20,000 Active 55 DOM
10. 2026-06-07
    days on market $20,000 Active 54 DOM
11. 2026-06-07
    days on market $20,000 Active 53 DOM
12. 2026-06-04
    days on market $20,000 Active 50 DOM
13. 2026-06-02
    days on market $20,000 Active 49 DOM
14. 2026-06-01
    days on market $20,000 Active 48 DOM
15. 2026-05-31
    days on market $20,000 Active 47 DOM
16. 2026-05-31
    days on market $20,000 Active 46 DOM
17. 2026-04-14
    listed $20,000 Active 171-char remark

    Show marketing remark (171 chars)

    This 4 bed, 1 bath home is a great investment opportunity in Petersburg, IL. Water heater replaced 9 years ago. Furnace services 5 years ago. Home is sold as-is, where-is.

18. 2006-12-05
    soldstatus $10,500 208-char remark

    Show marketing remark (208 chars)

    Looking for a project? Do not pass up this 2 bedroom, 1 bath bungalow. 2 car attached garage, decent size yard, shed for additional storage. Home is in need of a shave and haircut but has potental. Sold As-is

19. 2006-07-30
    listed $15,000 208-char remark

    Show marketing remark (208 chars)

    Looking for a project? Do not pass up this 2 bedroom, 1 bath bungalow. 2 car attached garage, decent size yard, shed for additional storage. Home is in need of a shave and haircut but has potental. Sold As-is

20. 1998-11-02
    soldstatus $41,000
21. 1998-08-14
    listed $41,900

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $614 · $51/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 3/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,070
• − Mortgage interest: −$1,120
• − Property taxes: −$614
• − Insurance: −$100
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$582
• Taxable income: $8,562
• Est. tax owed @ 24.0%: −$2,055
• After-tax cash flow: $6,297/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: Porta CUSD 202
• NCES district ID: 1731410
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $57,294
• Composite: 20.63/100
• National rank: #8544
• State rank: #363 of 620 in IL

Livability — Petersburg

• Score: 68/100
• State rank: #451
• US rank: #9281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Petersburg, IL
• Population (ZIP): 5,981

Population outlook (Menard County) Hauer SSP2

• Today (2025): 11,894 people
• By 2030: 11,493 · -3.4%
• By 2040: 10,675 · -10.2%
• By 2050: 9,861 · -17.1%
• By 2075: 8,334 · -29.9%
• By 2100: 6,799 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Chinese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Menard

• 2024 margin: Solid R (+41.5) · D 28.6% · R 70.0% · Other 1.4%
• 2008→2024 swing: -26.6pp toward R · 2008: -14.9pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+39.4 2016: R+37.7 2012: R+30.1 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.68%
• Current HPI: 142.2551
• 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

-52.3% since first listed

5 events — show timeline

• 2026-04-14 Listed $20,000 RMLSA as Distributed by MLS Grid
• 2006-12-05 Sold (MLS) $10,500 RMLSA as Distributed by MLS Grid
• 2006-07-30 Listed $15,000 RMLSA as Distributed by MLS Grid
• 1998-11-02 Sold (MLS) $41,000 RMLSA as Distributed by MLS Grid
• 1998-08-14 Listed $41,900 RMLSA as Distributed by MLS Grid

Property tax history

-3.7%/yr

Latest (2024): $614 · +7.1% YoY. Source: county tax records.