608 E South St · Greenville, IL 62246

$99,500

3 bd · 1.0 ba · 1,251 sqft · SingleFamily public records · 93 Days on market

Built 1940 7,425 sqft lot $80/sqft · 22% below area Est $127k · 22% 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +6.3/10.0
• 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

Cute 3 bedroom 2 bath ranch with large living room and fireplace on a quiet street. Great neighborhood with a nice patio and backyard. Needs some TLC but has good bones. Schedule your showing today for this affordable home!

Key facts

• Backyard
• Large living room
• Nice patio

Tags

• LARGE LIVING ROOM
• FIREPLACE
• NICE PATIO
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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+, amenities F, commute 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.
• Zoned schools: Greenville Elem School (math 24% / reading 24%, grade F, #850 of 2,056 statewide, top 45%, 531 students, 0% FRL); Greenville Jr High School (math 24% / reading 24%, grade F, #332 of 665 statewide, top 55%, 300 students, 0% FRL); Bond Cty Comm Unit 2 High School (math 32% / reading 27%, grade F, #187 of 693 statewide, top 30%, 504 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $688 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 93 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago 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.
• Current owner paid $86k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.13% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 7.4

CMA / ARV

• ARV (median comp): $127,201
• List price: $99,500
• Delta: -21.78%
• 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
705 E College Ave	0.13mi	3/1.5	1,200 (-4%)	2mo	$98,500	$82	84
515 E South Ave	0.07mi	2/1.0 (-1)	1,297 (+4%)	9mo	$123,000	$95	78
524 E Winter	0.11mi	3/1.0	1,150 (-8%)	10mo	$110,000	$96	73
519 Ward St	0.17mi	2/2.0 (-1)	1,182 (-6%)	4mo	$110,000	$93	70
712 La Due Pl	0.42mi	3/1.0	1,214 (-3%)	7mo	$162,500	$134	70
502 Stephen Ave	0.14mi	4/1.0 (+1)	1,375 (+10%)	9mo	$110,000	$80	64
222 S Prairie St	0.30mi	3/2.0	1,334 (+7%)	9mo	$175,000	$131	64
506 Maple St	0.63mi	3/1.0	1,250 (-0%)	9mo	$104,000	$83	62
924 Durley St	0.37mi	3/2.0	1,412 (+13%)	1mo	$125,000	$89	57
414 E Oak St	0.21mi	2/2.0 (-1)	1,116 (-11%)	10mo	$150,000	$134	55
505 W College Ave	0.61mi	2/1.0 (-1)	1,350 (+8%)	4mo	$165,000	$122	50
520 S Fifth St	0.62mi	3/2.0	1,424 (+14%)	0mo	$179,000	$126	44

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-7,894
• Equity at exit: $14,836

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $3,891
• Equity at exit: $8,603

Cash invested: $27,860 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$196 /mo · $2,355/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $128

Break-even live

Break-even rent $961

Max offer price $99,500

Occupancy floor 84%

Sensitivity live

Price	-10% $185	-5% $156	+0% $128	+5% $100	+10% $72
Rent	-10% $39	-5% $84	+0% $128	+5% $173	+10% $217
Rate	-1.0pp $178	-0.5pp $154	base $128	+0.5pp $102	+1.0pp $76

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $99,500 Active 93 DOM
2. 2026-06-21
   days on market $99,500 Active 92 DOM
3. 2026-06-18
   days on market $99,500 Active 90 DOM
4. 2026-06-17
   days on market $99,500 Active 89 DOM
5. 2026-06-16
   days on market $99,500 Active 88 DOM
6. 2026-06-15
   days on market $99,500 Active 87 DOM
7. 2026-06-13
   days on market $99,500 Active 85 DOM
8. 2026-06-12
   days on market $99,500 Active 84 DOM
9. 2026-06-09
   days on market $99,500 Active 81 DOM
10. 2026-06-08
    days on market $99,500 Active 80 DOM
11. 2026-06-07
    days on market $99,500 Active 79 DOM
12. 2026-06-07
    days on market $99,500 Active 78 DOM
13. 2026-06-04
    days on market $99,500 Active 75 DOM
14. 2026-06-02
    days on market $99,500 Active 74 DOM
15. 2026-06-01
    days on market $99,500 Active 73 DOM
16. 2026-05-31
    days on market $99,500 Active 72 DOM
17. 2026-05-31
    days on market $99,500 Active 71 DOM
18. 2026-03-20
    listed $99,500 Active 228-char remark

    Show marketing remark (228 chars)

    Cute 3 bedroom 2 bath ranch with large living room and fireplace on a quiet street. Great neighborhood with a nice patio and backyard. Needs some TLC but has good bones. Schedule your showing today for this affordable home!

19. 2021-07-30
    soldstatus $86,500
20. 2021-07-28
    soldstatus Closed 398-char remark

    Show marketing remark (398 chars)

    Cute 3 bedroom home in the heart of Greenville. This home has a lot of new updates throughout. New air conditioner within the last year, new countertops, fairly new flooring, and some fresh paint. This property is close to the University and the fair grounds. This home is very affordable and will be way less than paying rent. Call your favorite realtor today and set up your private showing!

21. 2021-06-17
    historical Active Under Contract 398-char remark

    Show marketing remark (398 chars)

    Cute 3 bedroom home in the heart of Greenville. This home has a lot of new updates throughout. New air conditioner within the last year, new countertops, fairly new flooring, and some fresh paint. This property is close to the University and the fair grounds. This home is very affordable and will be way less than paying rent. Call your favorite realtor today and set up your private showing!

22. 2021-06-15
    listed $82,000 Active 398-char remark

    Show marketing remark (398 chars)

    Cute 3 bedroom home in the heart of Greenville. This home has a lot of new updates throughout. New air conditioner within the last year, new countertops, fairly new flooring, and some fresh paint. This property is close to the University and the fair grounds. This home is very affordable and will be way less than paying rent. Call your favorite realtor today and set up your private showing!

23. 2019-01-18
    status Pending
24. 2019-01-18
    soldstatus Closed
25. 2018-12-24
    historical Option
26. 2018-12-14
    status Active
27. 2018-11-28
    status Pending
28. 2018-10-10
    historical Option
29. 2018-07-24
    price $64,900
30. 2018-06-28
    listed $67,900 Active
31. 2008-08-06
    soldstatus $70,000

ⓘ 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: $2,355 · $196/mo
• Projected year-2 tax: $2,355 · $196/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 4/10 Moderate 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: $13,485
• − Mortgage interest: −$5,574
• − Property taxes: −$2,355
• − Insurance: −$498
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,895
• Taxable income: $7
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,537/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

+42.1% since first listed

14 events — show timeline

• 2026-03-20 Listed $99,500 MARIS as Distributed by MLS Grid
• 2021-07-30 Sold (Public Records) $86,500 Public Records
• 2021-07-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-06-17 Contingent — MARIS as Distributed by MLS Grid
• 2021-06-15 Listed $82,000 MARIS as Distributed by MLS Grid
• 2019-01-18 Pending — MARIS as Distributed by MLS Grid
• 2019-01-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-12-24 Contingent — MARIS as Distributed by MLS Grid
• 2018-12-14 Relisted — MARIS as Distributed by MLS Grid
• 2018-11-28 Pending — MARIS as Distributed by MLS Grid
• 2018-10-10 Contingent — MARIS as Distributed by MLS Grid
• 2018-07-24 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2018-06-28 Listed $67,900 MARIS as Distributed by MLS Grid
• 2008-08-06 Sold (Public Records) $70,000 Public Records

Property tax history

-0.7%/yr

Latest (2024): $2,355 · +30.3% YoY. Source: county tax records.