422 Stephen Ave · Greenville, IL 62246

$90,000

2 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 82 Days on market

Built 1900 0.28 ac lot $85/sqft · 16% below area Est $107k · 16% under

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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 +18.8/30.0
• ARV discount +14.6/15.0
• 1% rule +5.9/10.0
• DSCR +5.9/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming traditional home, beautifully updated and full of character. Enjoy relaxing mornings and evenings on not one, but two inviting porches—perfect for sipping coffee or entertaining friends. Kitchen has orginal sink, large pantry, and appliances to stay. Updates include new flooring, updated bath, light fixtures, roof in 2019 and Hot water heater in 2020. This delightful property also includes an extra lot, offering plenty of space for garage, gardening, play, or future expansion. Don’t miss your chance to own this unique home with modern touches and room to grow! Large storage shed & Firepit to stay.

Key facts

• Two inviting porches
• Updated bath
• Original sink

Tags

• TWO INVITING PORCHES
• ORIGINAL SINK
• LARGE PANTRY
• NEW FLOORING
• UPDATED BATH
• LIGHT FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.9% in Greenville — 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 62/100 on livability (#881 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, schools F, amenities F.
• Bond County CUSD 2 (town): math 35% / reading 41% proficiency, ranked #345 of 919 in IL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 35 units permitted in Bond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bond County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $90k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1900 — 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: 1.09% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 7.7

CMA / ARV

• ARV (median comp): $106,809
• List price: $90,000
• Delta: -15.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Locust	0.19mi	3/1.0 (+1)	1,008 (-5%)	7mo	$135,000	$134	72
519 Ward St	0.05mi	2/2.0	1,182 (+11%)	4mo	$110,000	$93	71
602 E Washington Ave	0.11mi	2/1.0	924 (-13%)	4mo	$39,900	$43	70
500 E Winter Ave	0.08mi	2/1.5	947 (-11%)	8mo	$179,900	$190	69
305 Asbury St	0.64mi	2/1.0	1,037 (-2%)	1mo	$140,000	$135	65
414 E Oak St	0.31mi	2/2.0	1,116 (+5%)	10mo	$150,000	$134	65
727 E College Ave	0.27mi	2/1.5	936 (-12%)	9mo	$150,000	$160	58
705 E College Ave	0.26mi	3/1.5 (+1)	1,200 (+13%)	2mo	$98,500	$82	58
854 Parent St	0.42mi	3/1.0 (+1)	960 (-10%)	4mo	$139,900	$146	56
609 Maple St	0.71mi	2/1.5	1,040 (-2%)	9mo	$92,500	$89	54
914 Chicago St	0.68mi	2/1.0	972 (-8%)	0mo	$115,000	$118	54
712 La Due Pl	0.55mi	3/1.0 (+1)	1,214 (+14%)	7mo	$162,500	$134	40

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-8,766
• Equity at exit: $13,419

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $5
• Equity at exit: $7,782

Cash invested: $25,200 (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 62246

• Home prices YoY: -21.6%
• Active inventory: 61
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $91

Break-even live

Break-even rent $865

Max offer price $90,000

Occupancy floor 86%

Sensitivity live

Price	-10% $141	-5% $116	+0% $91	+5% $65	+10% $40
Rent	-10% $13	-5% $52	+0% $91	+5% $129	+10% $168
Rate	-1.0pp $136	-0.5pp $113	base $91	+0.5pp $67	+1.0pp $43

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-09
   status $90,000 Pending 82 DOM
2. 2026-06-08
   days on market $90,000 Active Under Contract 82 DOM
3. 2026-06-07
   days on market $90,000 Active Under Contract 81 DOM
4. 2026-06-07
   days on market $90,000 Active Under Contract 80 DOM
5. 2026-06-04
   days on market $90,000 Active Under Contract 77 DOM
6. 2026-06-02
   days on market $90,000 Active Under Contract 76 DOM
7. 2026-06-01
   days on market $90,000 Active Under Contract 75 DOM
8. 2026-05-31
   days on market $90,000 Active Under Contract 74 DOM
9. 2026-05-31
   days on market $90,000 Active Under Contract 73 DOM
10. 2026-05-11
    price $90,000 646-char remark

    Show marketing remark (646 chars)

    Discover this charming traditional home, beautifully updated and full of character. Enjoy relaxing mornings and evenings on not one, but two inviting porches—perfect for sipping coffee or entertaining friends. Kitchen has orginal sink, large pantry, and appliances to stay. Updates include new flooring, updated bath, light fixtures, roof in 2019 and Hot water heater in 2020. This delightful property also includes an extra lot, offering plenty of space for garage, gardening, play, or future expansion. Don’t miss your chance to own this unique home with modern touches and room to grow! Large storage shed & Firepit to stay.

11. 2026-04-10
    price $100,000 646-char remark

    Show marketing remark (646 chars)

    Discover this charming traditional home, beautifully updated and full of character. Enjoy relaxing mornings and evenings on not one, but two inviting porches—perfect for sipping coffee or entertaining friends. Kitchen has orginal sink, large pantry, and appliances to stay. Updates include new flooring, updated bath, light fixtures, roof in 2019 and Hot water heater in 2020. This delightful property also includes an extra lot, offering plenty of space for garage, gardening, play, or future expansion. Don’t miss your chance to own this unique home with modern touches and room to grow! Large storage shed & Firepit to stay.

12. 2026-03-18
    listed $110,000 Active 646-char remark

    Show marketing remark (646 chars)

    Discover this charming traditional home, beautifully updated and full of character. Enjoy relaxing mornings and evenings on not one, but two inviting porches—perfect for sipping coffee or entertaining friends. Kitchen has orginal sink, large pantry, and appliances to stay. Updates include new flooring, updated bath, light fixtures, roof in 2019 and Hot water heater in 2020. This delightful property also includes an extra lot, offering plenty of space for garage, gardening, play, or future expansion. Don’t miss your chance to own this unique home with modern touches and room to grow! Large storage shed & Firepit to stay.

13. 2022-06-17
    soldstatus $56,000
14. 2022-06-16
    status Pending 625-char remark

    Show marketing remark (625 chars)

    This 2 bed, 1 bath house is a great investment opportunity or starter home. New roof and gutters in 2019. New hot water heater in 2020. New drain lines, all vinyl replacement windows. All it needs is cosmetic updates to make it a lovely, comfortable home...or add on using the loads of extra space provided by the double lot. Don't want to park on the street or in the alley? Add a garage on the second lot. Have pets or little kids? Fence in the giant yard to keep everyone happy and safe. The possibilities are endless. Purchase this sturdy home in an established neighborhood and make an investment in your future!

15. 2022-06-16
    soldstatus Closed 625-char remark

    Show marketing remark (625 chars)

    This 2 bed, 1 bath house is a great investment opportunity or starter home. New roof and gutters in 2019. New hot water heater in 2020. New drain lines, all vinyl replacement windows. All it needs is cosmetic updates to make it a lovely, comfortable home...or add on using the loads of extra space provided by the double lot. Don't want to park on the street or in the alley? Add a garage on the second lot. Have pets or little kids? Fence in the giant yard to keep everyone happy and safe. The possibilities are endless. Purchase this sturdy home in an established neighborhood and make an investment in your future!

16. 2022-05-26
    historical Active Under Contract 625-char remark

    Show marketing remark (625 chars)

    This 2 bed, 1 bath house is a great investment opportunity or starter home. New roof and gutters in 2019. New hot water heater in 2020. New drain lines, all vinyl replacement windows. All it needs is cosmetic updates to make it a lovely, comfortable home...or add on using the loads of extra space provided by the double lot. Don't want to park on the street or in the alley? Add a garage on the second lot. Have pets or little kids? Fence in the giant yard to keep everyone happy and safe. The possibilities are endless. Purchase this sturdy home in an established neighborhood and make an investment in your future!

17. 2022-04-29
    listed $60,000 Active 625-char remark

    Show marketing remark (625 chars)

    This 2 bed, 1 bath house is a great investment opportunity or starter home. New roof and gutters in 2019. New hot water heater in 2020. New drain lines, all vinyl replacement windows. All it needs is cosmetic updates to make it a lovely, comfortable home...or add on using the loads of extra space provided by the double lot. Don't want to park on the street or in the alley? Add a garage on the second lot. Have pets or little kids? Fence in the giant yard to keep everyone happy and safe. The possibilities are endless. Purchase this sturdy home in an established neighborhood and make an investment in your future!

18. 2021-06-23
    price $64,500
19. 2021-03-26
    price $65,999
20. 2020-11-30
    price $67,499
21. 2020-11-30
    price $64,900
22. 2007-11-01
    soldstatus $70,500

ⓘ 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: $2,088 · $174/mo
• Projected year-2 tax: $2,088 · $174/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,757
• − Mortgage interest: −$5,041
• − Property taxes: −$2,088
• − Insurance: −$450
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$2,618
• Taxable loss: −$322
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $1,164/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: Bond County CUSD 2
• NCES district ID: 1717730
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $51,996
• Composite: 35.52/100
• National rank: #9740
• State rank: #345 of 919 in IL

Livability — Greenville

• Score: 62/100
• State rank: #881
• US rank: #17140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, IL
• Population (ZIP): 9,946

Population outlook (Bond County) Hauer SSP2

• Today (2025): 15,651 people
• By 2030: 15,008 · -4.1%
• By 2040: 13,490 · -13.8%
• By 2050: 12,002 · -23.3%
• By 2075: 9,019 · -42.4%
• By 2100: 6,539 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Bond

• 2024 margin: Solid R (+44.8) · D 26.5% · R 71.3% · Other 2.2%
• 2008→2024 swing: -43.5pp toward R · 2008: -1.3pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.0 2016: R+37.8 2012: R+14.7 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.39%
• Current HPI: 168.0802
• 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

+27.7% since first listed

13 events — show timeline

• 2026-05-11 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Price Changed $100,000 MARIS as Distributed by MLS Grid
• 2026-03-18 Listed $110,000 MARIS as Distributed by MLS Grid
• 2022-06-17 Sold (Public Records) $56,000 Public Records
• 2022-06-16 Pending — MARIS as Distributed by MLS Grid
• 2022-06-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-05-26 Contingent — MARIS as Distributed by MLS Grid
• 2022-04-29 Listed $60,000 MARIS as Distributed by MLS Grid
• 2021-06-23 Price Changed $64,500 MARIS as Distributed by MLS Grid
• 2021-03-26 Price Changed $65,999 MARIS as Distributed by MLS Grid
• 2020-11-30 Price Changed $67,499 MARIS as Distributed by MLS Grid
• 2020-11-30 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2007-11-01 Sold (Public Records) $70,500 Public Records

Property tax history

+7.5%/yr

Latest (2024): $2,088 · +147.0% YoY. Source: county tax records.