2712 Logan St · Mount Vernon, IL 62864

$95,900

3 bd · 1.5 ba · 1,200 sqft · Other · 36 Days on market

Built 1956

---

Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming One-Level Home on the West Side Conveniently located close to schools, shopping, and other amenities, plus offers comfort and affordability. Features include 3 bedrooms and 2 bathrooms, a kitchen with an adjoining dining area, and a separate laundry room. The master bedroom includes a spacious closet area. Hardwood flooring is featured in one bedroom, and additional rooms have carpet that could be removed to reveal more hardwood underneath. The property also includes an attached carport and a storage shed. A great opportunity for a rental investment or a budget-friendly home to make your own.

Key facts

• 3 parking spots
• Built 1956
• Listed 36 days

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 140 (less than 0.25 acre); Living area per appraiser: about 1,200 total finished square feet; Property listed as not rebuilt/rehabbed; Directions: Broadway to South 27th, turn West on Logan
• HOA & community: No master association fee required

Exterior

• Parking: Space for 3 vehicles; Gravel driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Detached single-family home; One-story; Fee simple ownership; School bus service available
• Construction: Built 61–70 years ago; Frame construction with aluminum siding; Asphalt roof; Block foundation
• Exterior features: Porch; Level lot

Interior

• Kitchen: Range; Range hood
• Bedrooms: 3 bedrooms (all on the main level); Master bedroom on the main level
• Flooring: Carpet; Wood; Vinyl (in kitchen and laundry)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Window treatments; Six total rooms
• Laundry & utility: Main-level laundry room (6 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $96k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.3% in Mount Vernon — 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 69/100 on livability (#413 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Mt Vernon Twp Hsd 201 (town): math 13% / reading 16% proficiency, ranked #532 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mount Vernon High School (math 13% / reading 16%, grade F, #479 of 693 statewide, top 71%, 1,210 students, 0% FRL).
• Market conditions: 191 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $663 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected at -14% 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,023 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1956 — 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. 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: 1.38% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.44%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.5%
• Equity multiple: 1.29×
• Total profit: $7,921
• Equity at exit: $14,299

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $37,184
• Equity at exit: $8,292

Cash invested: $26,852 (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 62864

• Active inventory: 191
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $368

Break-even live

Break-even rent $855

Max offer price $95,900

Occupancy floor 67%

Sensitivity live

Price	-10% $422	-5% $395	+0% $368	+5% $341	+10% $314
Rent	-10% $264	-5% $316	+0% $368	+5% $420	+10% $472
Rate	-1.0pp $416	-0.5pp $392	base $368	+0.5pp $343	+1.0pp $318

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1407 S 34th St Mt Vernon, IL	1.0–2.0	1.0–2.0	806	$1,310	$1.63	44d	7	0.61mi
4100 Willow Spgs Mount Vernon, IL	2.0–3.0	1.0–1.5	847	$855	$1.01	44d	1	0.89mi
4201 Valley Forge Rd Mt Vernon, IL	2.0	1.0	720	$2,107	$2.93	44d	9	1.24mi

Listing history 24 events

1. 2026-06-21
   days on market $95,900 Active 36 DOM
2. 2026-06-18
   days on market $95,900 Active 34 DOM
3. 2026-06-17
   days on market $95,900 Active 33 DOM
4. 2026-06-16
   days on market $95,900 Active 32 DOM
5. 2026-06-15
   days on market $95,900 Active 31 DOM
6. 2026-06-13
   days on market $95,900 Active 29 DOM
7. 2026-06-12
   days on market $95,900 Active 28 DOM
8. 2026-06-09
   days on market $95,900 Active 25 DOM
9. 2026-06-08
   days on market $95,900 Active 24 DOM
10. 2026-06-07
    days on market $95,900 Active 23 DOM
11. 2026-06-07
    days on market $95,900 Active 22 DOM
12. 2026-06-04
    days on market $95,900 Active 19 DOM
13. 2026-06-03
    status $95,900 Active 18 DOM
14. 2026-06-02
    days on market $95,900 Contingent - Continue to Show 18 DOM
15. 2026-06-01
    days on market $95,900 Contingent - Continue to Show 17 DOM
16. 2026-05-31
    days on market $95,900 Contingent - Continue to Show 16 DOM
17. 2026-05-31
    days on market $95,900 Contingent - Continue to Show 15 DOM
18. 2026-05-23
    historical
19. 2026-05-23
    status Active
20. 2026-05-15
    listed $95,900 Active
21. 2026-05-12
    historical
22. 2026-02-10
    price
23. 2026-01-06
    historical
24. 2025-11-12
    listed Active

ⓘ 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: $1,592 · $133/mo
• Projected year-2 tax: $1,884 · $157/mo
• Expected delta: +$292/yr (+$24/mo · 18.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,850
• − Mortgage interest: −$5,372
• − Property taxes: −$1,592
• − Insurance: −$480
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,790
• Taxable income: $3,081
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,676/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: Mt Vernon Twp Hsd 201
• NCES district ID: 1727360
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 16% ▼ -8.00%
• Median HH income: $38,188
• Composite: 12.22/100
• National rank: #9648
• State rank: #532 of 620 in IL

Livability — Mount Vernon

• Score: 69/100
• State rank: #413
• US rank: #8520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, IL
• Population (ZIP): 23,061

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 36,818 people
• By 2030: 35,764 · -2.9%
• By 2040: 33,649 · -8.6%
• By 2050: 31,557 · -14.3%
• By 2075: 26,055 · -29.2%
• By 2100: 19,237 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+47.8) · D 25.5% · R 73.3% · Other 1.3%
• 2008→2024 swing: -37.0pp toward R · 2008: -10.7pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+45.1 2016: R+43.2 2012: R+22.9 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.64%
• Current HPI: 134.2669
• 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

7 events — show timeline

• 2026-05-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-23 Relisted — MRED as Distributed by MLS Grid
• 2026-05-15 Listed $95,900 MRED as Distributed by MLS Grid
• 2026-05-12 Listing Removed — MRED as Distributed by MLS Grid
• 2026-02-10 Price Changed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-12 Listed — RMLSA as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $1,592 · -0.0% YoY. Source: county tax records.