100 N Clinton St · Bunker Hill, IL 62014

$49,900

2 bd · 1.0 ba · 725 sqft · SingleFamily · 3 Days on market

Built 1906 5,566 sqft lot Est $34k · 46% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fixer upper with potential! Situated on a corner lot, this home features a detached one-car garage, and a functional layout with a main floor bedroom and bath, plus an additional upper level bedroom. The furnace is only a few years old. Bring your ideas and tools. This property offers an opportunity to make it your own. Close proximity to the schools. Being sold as-is.

Key facts

• Upper level bedroom
• Main floor bedroom
• Corner lot

Tags

• CORNER LOT
• DETACHED GARAGE
• MAIN FLOOR BEDROOM
• UPPER LEVEL BEDROOM
• FURNACE A FEW YEARS OLD
• CLOSE PROXIMITY TO SCHOOLS

Property features AI

Exterior

• Parking: Detached garage (1 garage space)
• Utilities: Public water; Public sewer; Electricity supplied by Ameren; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Attached property; One-and-a-half stories
• Construction: Aluminum siding
• Exterior features: Corner lot; 67 x 83 lot dimensions; Road frontage on a city street; Chip-and-seal road surface

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms total; 1 bedroom on the main level; 1 bedroom on the upper level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Window air conditioning units
• Interior features: Gas water heater; Partial unfinished basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $50k).

Location & tenants

• Location reads 64/100 on livability (#732 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Bunker Hill CUSD 8 (rural): math 12% / reading 19% proficiency, ranked #489 of 620 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bunker Hill High School (math 12% / reading 22%, grade F, #430 of 693 statewide, top 66%, 216 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 active listings in the ZIP; 70 units permitted in Macoupin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Macoupin County population projected at -27% 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 $14k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.67% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.60%
• DSCR: 1.83
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $34,075
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 N Putnam St	0.11mi	2/1.0	750 (+3%)	4mo	$35,000	$47	86

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: 10.5%
• Equity multiple: 1.41×
• Total profit: $5,782
• Equity at exit: $7,440

10-year hold

• IRR: 19.6%
• Equity multiple: 2.65×
• Total profit: $23,095
• Equity at exit: $4,314

Cash invested: $13,972 (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 62014

• Home prices YoY: -13.2%
• Active inventory: 12
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$161 /mo · $1,927/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $217

Break-even live

Break-even rent $561

Max offer price $49,900

Occupancy floor 69%

Sensitivity live

Price	-10% $245	-5% $231	+0% $217	+5% $202	+10% $188
Rent	-10% $151	-5% $184	+0% $217	+5% $250	+10% $283
Rate	-1.0pp $242	-0.5pp $229	base $217	+0.5pp $204	+1.0pp $191

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $49,900 Active 3 DOM
2. 2026-06-17
   days on market $49,900 Active 2 DOM
3. 2026-06-16
   remarks 371-char remark
4. 2026-06-16
   listed $49,900 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: $1,927 · $161/mo
• Projected year-2 tax: $1,927 · $161/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $10,020
• − Mortgage interest: −$2,795
• − Property taxes: −$1,927
• − Insurance: −$250
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$1,452
• Taxable income: $1,993
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $2,121/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: Bunker Hill CUSD 8
• NCES district ID: 1707770
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 19% ▼ -14.00%
• Median HH income: $53,000
• Composite: 14.45/100
• National rank: #9428
• State rank: #489 of 620 in IL

Livability — Bunker Hill

• Score: 64/100
• State rank: #732
• US rank: #14855

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: Bunker Hill, IL
• City population: 3,695
• Population (ZIP): 3,695

Population outlook (Macoupin County) Hauer SSP2

• Today (2025): 42,867 people
• By 2030: 40,796 · -4.8%
• By 2040: 36,135 · -15.7%
• By 2050: 31,469 · -26.6%
• By 2075: 22,102 · -48.4%
• By 2100: 15,380 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Lithuanian 2% Portuguese 2%
• Foreign-born: 1% · South Korea

Political lean MEDSL · Macoupin

• 2024 margin: Solid R (+39.2) · D 29.4% · R 68.7% · Other 1.9%
• 2008→2024 swing: -49.0pp toward R · 2008: 9.8pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+35.0 2012: R+7.0 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.97%
• Current HPI: 197.4978
• 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

-0.2% since first listed

2 events — show timeline

• 2026-06-15 Listed $49,900 MARIS as Distributed by MLS Grid
• 2022-03-16 Price Changed $50,000 MARIS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2024): $1,927 · +6.3% YoY. Source: county tax records.