311 E 1st North St · Mount Olive, IL 62069

$110,000

3 bd · 1.0 ba · 1,218 sqft · SingleFamily · 8 Days on market

Built 1940 8,119 sqft lot

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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 +16.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Welcome home to this well-maintained 3-bedroom, 1-bath property situated on a large corner lot! This home offers plenty of space both inside and out, featuring a full, clean, and highly usable basement complete with 1 yr old washer and dryer. The oversized 2-car garage provides excellent storage and workspace, while the spacious breezeway creates a convenient and attractive connection between the garage and home. Numerous recent updates make this home move-in ready, including a new bathroom in 2025 with all-new plumbing, new flooring throughout the main level, and new garage doors and openers installed in 2025. The roof was replaced in 2020, and the A/C unit is approximately 2 years old. Wi

Key facts

• 8,119 sq ft lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage; 2-car garage (approx. 22x22)
• Utilities: Public water; Public sewer; Natural gas connected; Electric service (Ameren); Water connected; Sewer connected
• Home design: Single-family residence; One and one-half levels; Residential property
• Construction: Architectural shingle roof; Construction: Other; Full basement (poured)
• Exterior features: Back yard; Corner lot; Porch

Interior

• Kitchen: Free-standing gas range
• Bedrooms: 3 bedrooms total; 2 bedrooms on the main level; 1 bedroom on the upper level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Hot water heating; Central air conditioning
• Interior features: Dryer; Washer; Gas water heater; Free-standing gas range; Hot water heat; Central air; Basement (full, poured, 8+ ft.); Porch
• Laundry & utility: Laundry located in basement; Dryer; Washer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $72 ($861/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (6.0% below list).
• Recommended offer: $103k (6.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#937 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Mount Olive CUSD 5 (rural): math 16% / reading 17% proficiency, ranked #483 of 620 in IL (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mt Olive High School (math 24% / reading 34%, grade F, #187 of 693 statewide, top 30%, 126 students, 0% FRL) — zoned schools average 0% FRL vs 39% district-wide (39 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 30% at this address vs 16% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Mount Olive CUSD 5 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 20 active listings in the ZIP; 70 units permitted in Macoupin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Macoupin County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $110k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,443 (6.0% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $71,862
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 E 4th North St	0.23mi	2/1.0 (-1)	1,200 (-2%)	16mo	$20,000	$17	69
201 S Lake St	0.46mi	2/1.5 (-1)	1,200 (-2%)	2mo	$134,900	$112	68
514 Putnam St	0.38mi	3/1.0	1,339 (+10%)	6mo	$69,900	$52	60
201 N Cherry St	0.34mi	2/1.0 (-1)	1,100 (-10%)	4mo	$69,000	$63	59
310 W 4th South St	0.52mi	4/1.0 (+1)	1,300 (+7%)	2mo	$63,000	$48	57
315 W 3rd S	0.48mi	2/1.0 (-1)	1,254 (+3%)	13mo	$34,000	$27	57
705 E 2nd South St	0.36mi	3/1.5	1,400 (+15%)	1mo	$189,000	$135	55
309 W 1st South St	0.40mi	3/1.5	1,400 (+15%)	9mo	$94,000	$67	47
110 Benton St	0.50mi	3/1.0	1,100 (-10%)	19mo	$65,000	$59	45
304 W 3rd South St	0.46mi	2/1.0 (-1)	1,050 (-14%)	12mo	$60,000	$57	41
310 N Maple St	0.54mi	2/0.5 (-1)	1,050 (-14%)	7mo	$120,000	$114	39
110 Colfax St	0.55mi	2/1.0 (-1)	1,355 (+11%)	21mo	$59,900	$44	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $64,485
• Equity at exit: $99,097

10-year hold

• IRR: 23.1%
• Equity multiple: 7.05×
• Total profit: $186,317
• Equity at exit: $213,706

Cash invested: $30,800 (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 62069

• Home prices YoY: 12.0%
• Active inventory: 20
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$123 /mo · $1,473/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $72

Break-even live

Break-even rent $944

Max offer price $110,000

Occupancy floor 88%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-14
   status $110,000 Pending 8 DOM
2. 2026-06-13
   days on market $110,000 Active 8 DOM
3. 2026-06-12
   days on market $110,000 Active 7 DOM
4. 2026-06-09
   days on market $110,000 Active 4 DOM
5. 2026-06-08
   days on market $110,000 Active 3 DOM
6. 2026-06-07
   statusdays on market $110,000 Active 2 DOM
7. 2026-06-04
   remarks 699-char remark
8. 2026-06-04
   listed $110,000 Coming Soon 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: $1,473 · $123/mo
• Projected year-2 tax: $1,985 · $165/mo
• Expected delta: +$512/yr (+$43/mo · 34.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $12,413
• − Mortgage interest: −$6,162
• − Property taxes: −$1,473
• − Insurance: −$550
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$3,200
• Taxable loss: −$958
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $1,091/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: Mount Olive CUSD 5
• NCES district ID: 1727180
• Math proficiency: 16% ▼ -21.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $46,749
• Composite: 14.7/100
• National rank: #9402
• State rank: #483 of 620 in IL

Livability — Mount Olive

• Score: 61/100
• State rank: #937
• US rank: #18221

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: Mount Olive, IL
• Population (ZIP): 3,102

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 2% Iranian 2% Romanian 2%
• Foreign-born: 1%

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: ▲ 21.34%
• Current HPI: 199.5
• 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

+214.3% since first listed

2 events — show timeline

• 2026-06-03 Coming Soon $110,000 MARIS as Distributed by MLS Grid
• 2009-10-20 Sold (Public Records) $35,000 Public Records

Property tax history

+7.0%/yr

Latest (2024): $1,473 · +4.9% YoY. Source: county tax records.