205 9th St · Colp, IL 62921

$25,200

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 48 Days on market

Built 1920 0.58 ac lot ↓ 10% 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
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

REHAB OPPORTUNITY ON ONE HALF ACRE! Extensive renovations are needed on the home, but the lot is AMAZING! Room dimensions are not correct. Bring a flashlight and your imagination.

Key facts

• One half acre
• Amazing lot
• 0.58 acre lot

Tags

• ONE HALF ACRE
• EXTENSIVE RENOVATIONS
• AMAZING LOT

Property features AI

Finance

• Financial info: No special service area

Exterior

• Parking: Detached garage (2 spaces); Total parking for 2 vehicles
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Detached single-family home; One-story layout; Not attached to another property; Owned fee simple
• Construction: More than 100 years old; Frame construction with aluminum siding; Not rebuilt
• Exterior features: Corner lot

Interior

• Kitchen: Kitchen on the main level with vinyl flooring
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet in bedrooms and other main rooms; Vinyl in kitchen
• Bathrooms: 2 full bathrooms
• Interior features: Crawl space with egress window

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,335 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, schools F, crime F.
• Herrin CUSD 4 (suburban): math 22% / reading 27% proficiency, ranked #364 of 620 in IL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $930 of equity ($174 loan paydown + $756 appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,444 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 4.92% ✓
• Cap rate: 44.64%
• Cash-on-cash: 136.94%
• DSCR: 7.09
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $116,928
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 9th St	0.00mi	3/2.0	1,344 (0%)	4mo	$15,000	$11	97
1009 N Mayor Caliper Dr	0.12mi	3/2.0	1,148 (-15%)	6mo	$100,000	$87	65
405 Madison St	0.18mi	3/2.0	1,152 (-14%)	20mo	$130,000	$113	51

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: 8.70×
• Total profit: $54,339
• Equity at exit: $11,331

10-year hold

• IRR: —
• Equity multiple: 18.23×
• Total profit: $121,598
• Equity at exit: $17,462

Cash invested: $7,056 (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 62921

• Active inventory: 5
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$132
• Tax est. 1.5%: −$32 /mo · $378/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $805

Break-even live

Break-even rent $220

Max offer price $25,200

Occupancy floor 30%

Sensitivity live

Price	-10% $823	-5% $814	+0% $805	+5% $797	+10% $788
Rent	-10% $707	-5% $756	+0% $805	+5% $854	+10% $903
Rate	-1.0pp $818	-0.5pp $812	base $805	+0.5pp $799	+1.0pp $792

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: $6,300
• Closing costs: $756
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-23
   listed $25,200 Active
2. 2026-05-23
   price $25,200
3. 2026-03-05
   soldstatus Closed
4. 2026-02-13
   status Pending
5. 2026-02-09
   price $16,000
6. 2026-01-23
   price $19,400
7. 2026-01-09
   price $25,200
8. 2026-01-08
   price $28,000
9. 2026-01-07
   price $25,200
10. 2026-01-06
    historical
11. 2026-01-05
    status Active
12. 2025-12-21
    historical
13. 2025-12-08
    listed $28,000 Active
14. 2025-12-08
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,877
• − Mortgage interest: −$1,412
• − Property taxes: −$378
• − Insurance: −$126
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$733
• Taxable income: $9,848
• Est. tax owed @ 24.0%: −$2,363
• After-tax cash flow: $7,299/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: Herrin CUSD 4
• NCES district ID: 1718810
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 27% ▼ -17.00%
• Median HH income: $38,824
• Composite: 20.56/100
• National rank: #8558
• State rank: #364 of 620 in IL

Livability — Colp

• Score: 50/100
• State rank: #1335
• US rank: #25542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colp, IL
• Population (ZIP): 200

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 10%
• Common ancestry: Romanian 2% Italian 2% Iranian 1%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-10.0% since first listed

14 events — show timeline

• 2026-05-23 Listed $25,200 MRED as Distributed by MLS Grid
• 2026-05-23 Price Changed $25,200 MRED as Distributed by MLS Grid
• 2026-03-05 Sold (MLS) — MRED as Distributed by MLS Grid
• 2026-02-13 Pending — MRED as Distributed by MLS Grid
• 2026-02-09 Price Changed $16,000 MRED as Distributed by MLS Grid
• 2026-01-23 Price Changed $19,400 MRED as Distributed by MLS Grid
• 2026-01-09 Price Changed $25,200 MRED as Distributed by MLS Grid
• 2026-01-08 Price Changed $28,000 MRED as Distributed by MLS Grid
• 2026-01-07 Price Changed $25,200 MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Relisted — MRED as Distributed by MLS Grid
• 2025-12-21 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-08 Listed — RMLSA as Distributed by MLS Grid
• 2025-12-08 Listed $28,000 MRED as Distributed by MLS Grid

Property tax history

+12.1%/yr

Latest (2025): $1,579 · +3.8% YoY. Source: county tax records.