501 Commerce St · Pleasant Hill, IL 62366

$99,000

3 bd · 1.0 ba · 936 sqft · Other public records · 19 Days on market

Built 1963 6,098 sqft lot

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Appreciation +6.0/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Move right into this beautifully updated 3 bedroom, 1 ranch home conveniently located a corner lot in the heart of Pleasant Hill. Offering the ease of one level living, this home features numerous recent updates, including new flooring, an updated kitchen, a remodeled bathroom, new plumbing, and a new roof - all completed within the last year! Brand new stainless steel frig and stove included! Inside, you'll find stylish finishes throughout, including beautiful barnwood-style doors that add warmth and character to the home. The functional floor plan provides comfortable living spaces, while the handicap-accessible ramp offers added convenience and accessibility. Outside, enjoy the oversize

Key facts

• New plumbing
• Remodeled bathroom
• Updated kitchen

Tags

• CORNER LOT
• ONE LEVEL LIVING
• UPDATED KITCHEN
• REMODELED BATHROOM
• NEW PLUMBING
• NEW ROOF

Property features AI

Finance

• Other: Living area recorded at 963 (Assessor); Above-grade finished area recorded as 936 (Assessor)

Exterior

• Parking: Off-street parking
• Utilities: Community water; Public sewer; Electricity (Ameren); Natural gas connected; Water connected; Sewer connected; Electricity connected
• Home design: Single-family residence; One story; Private ownership
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built/verified by assessor
• Exterior features: Ramp entry; City lot; Corner lot; Level lot; Asphalt road access; No fencing

Interior

• Kitchen: Stainless steel appliances; Electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Insulated windows; Accessible approach with ramp; Updated/remodeled condition
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $97k (2.4% below list).
• Recommended offer: $97k (2.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#649 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Pleasant Hill CUSD 3 (rural): math 6% / reading 15% proficiency, ranked #821 of 919 in IL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pleasant Hill Elem School (math 2% / reading 12%, grade F, #1,673 of 2,056 statewide, top 84%, 278 students, 0% FRL); Pleasant Hill High School (math 5% / reading 5%, grade F, #614 of 693 statewide, top 95%, 98 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 20 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($684 loan paydown + $2k appreciation (2.0% local appreciation)).
• Pike County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,596 (2.4% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.51×
• Total profit: $14,121
• Equity at exit: $39,105

10-year hold

• IRR: 12.5%
• Equity multiple: 2.68×
• Total profit: $46,653
• Equity at exit: $56,355

Cash invested: $27,720 (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 62366

• Home prices YoY: 1.7%
• Active inventory: 4
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $114

Break-even live

Break-even rent $821

Max offer price $99,000

Occupancy floor 83%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $99,000 Active 19 DOM
2. 2026-06-17
   days on market $99,000 Active 18 DOM
3. 2026-06-16
   days on market $99,000 Active 17 DOM
4. 2026-06-15
   days on market $99,000 Active 16 DOM
5. 2026-06-13
   days on market $99,000 Active 14 DOM
6. 2026-06-12
   days on market $99,000 Active 13 DOM
7. 2026-06-09
   days on market $99,000 Active 10 DOM
8. 2026-06-08
   days on market $99,000 Active 9 DOM
9. 2026-06-07
   days on market $99,000 Active 8 DOM
10. 2026-06-05
    days on market $99,000 Active 6 DOM
11. 2026-06-04
    days on market $99,000 Active 4 DOM
12. 2026-06-02
    days on market $99,000 Active 3 DOM
13. 2026-06-01
    days on market $99,000 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $99,000 Active 1 DOM

ⓘ 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: $1,059 · $88/mo
• Projected year-2 tax: $1,653 · $138/mo
• Expected delta: +$594/yr (+$50/mo · 56.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,592
• − Mortgage interest: −$5,546
• − Property taxes: −$1,059
• − Insurance: −$495
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,880
• Taxable loss: −$243
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $1,431/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: Pleasant Hill CUSD 3
• NCES district ID: 1731890
• Math proficiency: 6% ▬ 0.00%
• Reading proficiency: 15% ▬ 0.00%
• Median HH income: $43,199
• Composite: 13.0/100
• National rank: #14528
• State rank: #821 of 919 in IL

Livability — Pleasant Hill

• Score: 65/100
• State rank: #649
• US rank: #13267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Hill, IL
• Population (ZIP): 1,514

Population outlook (Pike County) Hauer SSP2

• Today (2025): 15,069 people
• By 2030: 14,505 · -3.7%
• By 2040: 13,340 · -11.5%
• By 2050: 12,159 · -19.3%
• By 2075: 9,227 · -38.8%
• By 2100: 6,064 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 2% Portuguese 2% Slovak 1%
• Languages at home: 95% English-only · German/W. Germanic 5%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.1% · Other 1.6%
• 2008→2024 swing: -44.9pp toward R · 2008: -18.8pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.9 2016: R+58.2 2012: R+35.4 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.01%
• Current HPI: 120.7737
• 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

1 event — show timeline

• 2026-05-30 Listed $99,000 MARIS as Distributed by MLS Grid

Property tax history

+9.4%/yr

Latest (2024): $1,059 · +1.2% YoY. Source: county tax records.