835 S Fayette St · Jacksonville, IL 62650

$60,000

2 bd · 1.0 ba · 1,107 sqft · Other · 23 Days on market

Built 1950 7,500 sqft lot $54/sqft · 27% below area Est $82k · 27% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

48 HR NOTIFICATION NEEDED! RENTAL PROPERTY BEING SOLD - SELLER OWNS 3 THAT HE WANT TO SELL. EACH PROPERTY IS RENTED. THIS ONE HAS A LOVELY RENTER THAT HAS BEEN THER FOR MANY YEARS AND RENTS AT $600. THIS ONE NEEDS A ROOF. GARAGE ROOF WAS REPLACED SEVERAL YEARS AGO. THIS LITTLE HOUSE IS GOT CURB APPEAL AND A 2 CAR GARAGE - SPACIOUS ROOMS ITS A DELIGHTFUL FELLING HOME. RENTER HAS MADE IS A FUN VIBE INSIDE THE HOME. THIS WOULD BE A GREAT RENTAL OR BUYER COULD HAVE FUN MAKING IT THERE OWN. THE RENTER WOULD LOVE TO STAY. SHE PAYS $600 A MONTH SELLER WILL SELL THIS FOR $60,000 -SELLING "AS IS" HE IS OFFERTING INVESTROS A PACKAGAGE DEAL. 3 HOUSES $185,000 HOUSES IN THE PACKAGE

Key facts

• 7,500 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1950; Living area approximately 1,107 (building area total)
• Construction: Shingle roof; Not new construction
• Exterior features: Level lot; Lot dimensions approximately 50 x 150

Interior

• Kitchen: Kitchen with vinyl flooring; Refrigerator
• Bedrooms: 2 bedrooms (one 14' x 11' main-level; one 13' x 13' main-level) — both have egress windows
• Flooring: Carpet in bedrooms; Vinyl in kitchen; Other flooring in living and dining rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Cellar basement; Refrigerator included; No fireplaces
• Laundry & utility: Main-level laundry

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$82,335) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 5.4% in Jacksonville — 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 76/100 on livability (#187 in IL, #3,543 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, commute F.
• Jacksonville SD 117 (town): math 20% / reading 23% proficiency, ranked #407 of 620 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Washington Elem School (math 17% / reading 22%, grade F, #1,054 of 2,056 statewide, top 54%, 231 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 143 active listings in the ZIP; 3 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Morgan County population projected at -20% 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $60k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 D-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: 1.93% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.09%
• DSCR: 2.43
• GRM: 4.3

CMA / ARV

• ARV (median comp): $82,335
• List price: $60,000
• Delta: -27.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.1%
• Equity multiple: 2.13×
• Total profit: $18,941
• Equity at exit: $8,946

10-year hold

• IRR: 34.7%
• Equity multiple: 4.19×
• Total profit: $53,536
• Equity at exit: $5,188

Cash invested: $16,800 (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 62650

• Active inventory: 143
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $449

Break-even live

Break-even rent $589

Max offer price $60,000

Occupancy floor 56%

Sensitivity live

Price	-10% $483	-5% $466	+0% $449	+5% $432	+10% $415
Rent	-10% $358	-5% $404	+0% $449	+5% $495	+10% $541
Rate	-1.0pp $479	-0.5pp $465	base $449	+0.5pp $434	+1.0pp $418

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-08
   price $60,000 784-char remark
2. 2026-04-28
   listed $78,500 Active 784-char remark
3. 2006-11-03
   soldstatus $38,000

ⓘ 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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,892
• − Mortgage interest: −$3,361
• − Property taxes: −$1,507
• − Insurance: −$300
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$1,745
• Taxable income: $4,755
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $4,250/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: Jacksonville SD 117
• NCES district ID: 1720280
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $44,909
• Composite: 18.66/100
• National rank: #8888
• State rank: #407 of 620 in IL

Livability — Jacksonville

• Score: 76/100
• State rank: #187
• US rank: #3543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, IL
• City population: 24,318
• Population (ZIP): 24,318

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 32,874 people
• By 2030: 31,698 · -3.6%
• By 2040: 29,050 · -11.6%
• By 2050: 26,381 · -19.8%
• By 2075: 20,235 · -38.4%
• By 2100: 14,324 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+32.5) · D 33.1% · R 65.6% · Other 1.3%
• 2008→2024 swing: -31.7pp toward R · 2008: -0.8pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+31.8 2016: R+29.9 2012: R+15.4 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.33%
• Current HPI: 126.5712
• 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

+57.9% since first listed

4 events — show timeline

• 2026-05-22 Pending — RMLSA as Distributed by MLS Grid
• 2026-05-08 Price Changed $60,000 RMLSA as Distributed by MLS Grid
• 2026-04-28 Listed $78,500 RMLSA as Distributed by MLS Grid
• 2006-11-03 Sold (Public Records) $38,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,507 · +10.4% YoY. Source: county tax records.