209 N Benton St · New Athens, IL 62264

$105,000

4 bd · 2.0 ba · 911 sqft · SingleFamily public records · 71 Days on market

Built 1887 $115/sqft · 46% above area Est $155k · 32% under ↓ 19% 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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious two story single family home in New Athens! Features 4 bedrooms, 2 bathrooms with over 1,900 interior sqft. Bring all offers, property was cared for however needs work to reach full potential. Huge backyard space where vision and opportunity await. Recent updates includes roof, sewer, and a new window in front of house.

Key facts

• Huge backyard space
• Recent updates
• New window

Tags

• HUGE BACKYARD SPACE
• RECENT UPDATES
• NEW WINDOW

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-57 ($-679/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (12.9% below list).
• Recommended offer: $91k (12.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#380 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• New Athens CUSD 60 (rural): math 33% / reading 54% proficiency, ranked #108 of 620 in IL (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Clair 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 71 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1887 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,479 (12.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1887 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 9.6

CMA / ARV

• ARV (median comp): $154,791
• List price: $105,000
• Delta: -32.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 S Mill St	0.55mi	3/1.0 (-1)	1,027 (+13%)	5mo	$125,000	$122	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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-20,571
• Equity at exit: $15,656

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-22,363
• Equity at exit: $9,078

Cash invested: $29,400 (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 62264

• Active inventory: 21
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $915 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$185 /mo · $2,219/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $-57

Break-even live

Break-even rent $986

Max offer price $95,006

Occupancy floor —

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   statusdays on market $105,000 Pending 71 DOM
2. 2026-06-09
   days on market $105,000 Active 69 DOM
3. 2026-06-08
   days on market $105,000 Active 68 DOM
4. 2026-06-07
   days on market $105,000 Active 67 DOM
5. 2026-06-05
   days on market $105,000 Active 64 DOM
6. 2026-06-03
   days on market $105,000 Active 63 DOM
7. 2026-06-02
   days on market $105,000 Active 62 DOM
8. 2026-05-13
   price $105,000 350-char remark

   Show marketing remark (350 chars)

   Welcome to this spacious two story single family home in New Athens! Features 4 bedrooms, 2 bathrooms with over 1,900 interior sqft. Bring all offers, property was cared for however needs work to reach full potential. Huge backyard space where vision and opportunity await. Recent updates includes roof, sewer, and a new window in front of house.

9. 2026-05-06
   price $115,000 350-char remark

   Show marketing remark (350 chars)

   Welcome to this spacious two story single family home in New Athens! Features 4 bedrooms, 2 bathrooms with over 1,900 interior sqft. Bring all offers, property was cared for however needs work to reach full potential. Huge backyard space where vision and opportunity await. Recent updates includes roof, sewer, and a new window in front of house.

10. 2026-04-21
    price $119,000 350-char remark

    Show marketing remark (350 chars)

    Welcome to this spacious two story single family home in New Athens! Features 4 bedrooms, 2 bathrooms with over 1,900 interior sqft. Bring all offers, property was cared for however needs work to reach full potential. Huge backyard space where vision and opportunity await. Recent updates includes roof, sewer, and a new window in front of house.

11. 2026-04-15
    price $128,900 350-char remark

    Show marketing remark (350 chars)

    Welcome to this spacious two story single family home in New Athens! Features 4 bedrooms, 2 bathrooms with over 1,900 interior sqft. Bring all offers, property was cared for however needs work to reach full potential. Huge backyard space where vision and opportunity await. Recent updates includes roof, sewer, and a new window in front of house.

12. 2026-04-09
    price $129,900 350-char remark

    Show marketing remark (350 chars)

    Welcome to this spacious two story single family home in New Athens! Features 4 bedrooms, 2 bathrooms with over 1,900 interior sqft. Bring all offers, property was cared for however needs work to reach full potential. Huge backyard space where vision and opportunity await. Recent updates includes roof, sewer, and a new window in front of house.

13. 2026-03-30
    listed $137,000 Active 350-char remark

    Show marketing remark (350 chars)

    Welcome to this spacious two story single family home in New Athens! Features 4 bedrooms, 2 bathrooms with over 1,900 interior sqft. Bring all offers, property was cared for however needs work to reach full potential. Huge backyard space where vision and opportunity await. Recent updates includes roof, sewer, and a new window in front of house.

14. 2026-01-05
    listed $130,000 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: $2,219 · $185/mo
• Projected year-2 tax: $2,301 · $192/mo
• Expected delta: +$82/yr (+$7/mo · 3.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,977
• − Mortgage interest: −$5,882
• − Property taxes: −$2,219
• − Insurance: −$525
• − Repairs & maintenance: −$878
• − Management: −$878
• − Depreciation: −$3,055
• Taxable loss: −$2,459
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $-89/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: New Athens CUSD 60
• NCES district ID: 1727960
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 54% ▲ 3.00%
• Median HH income: $58,937
• Composite: 38.17/100
• National rank: #4264
• State rank: #108 of 620 in IL

Livability — New Athens

• Score: 70/100
• State rank: #380
• US rank: #7939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Athens, IL
• Population (ZIP): 3,152

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 250,366 people
• By 2030: 240,511 · -3.9%
• By 2040: 217,391 · -13.2%
• By 2050: 192,699 · -23.0%
• By 2075: 140,637 · -43.8%
• By 2100: 100,499 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · St. Clair

• 2024 margin: Lean D (+7.9) · D 53.0% · R 45.1% · Other 1.8%
• 2008→2024 swing: -14.6pp toward R · 2008: 22.4pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+8.7 2016: D+5.6 2012: D+14.5 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.83%
• Current HPI: 134.8291
• 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

-19.2% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $105,000 MRED as Distributed by MLS Grid
• 2026-05-06 Price Changed $115,000 MRED as Distributed by MLS Grid
• 2026-04-21 Price Changed $119,000 MRED as Distributed by MLS Grid
• 2026-04-15 Price Changed $128,900 MRED as Distributed by MLS Grid
• 2026-04-09 Price Changed $129,900 MRED as Distributed by MLS Grid
• 2026-03-30 Listed $137,000 MRED as Distributed by MLS Grid
• 2026-01-05 Listed $130,000 MARIS as Distributed by MLS Grid

Property tax history

-4.0%/yr

Latest (2017): $2,219 · -7.0% YoY. Source: county tax records.