632 Jefferson St · Hillsboro, IL 62049

$56,500

4 bd · 1.5 ba · 1,978 sqft · SingleFamily public records · 261 Days on market

Built 1887 7,988 sqft lot $29/sqft · 64% below area ↓ 21% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

Key facts

• Quiet street
• Covered front porch
• Open staircase

Tags

• TWO STORY BRICK HOME
• QUIET STREET
• INVITING FOYER ENTRY
• OPEN STAIRCASE
• COVERED FRONT PORCH
• DETACHED 2 CAR GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#768 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Hillsboro CUSD 3 (town): math 20% / reading 36% proficiency, ranked #282 of 620 in IL (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 16 active listings in the ZIP; 12 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $391 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montgomery 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $82k (59%) 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.

Recommended offer $49,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1887 — 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: 2.33% ✓
• Cap rate: 20.05%
• Cash-on-cash: 49.13%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (median comp): $171,171
• List price: $56,500
• Delta: -66.99%
• 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
425 Rountree St	0.32mi	4/1.5	1,971 (-0%)	5mo	$89,000	$45	81
724 S Oak St	0.12mi	4/1.5	2,047 (+4%)	17mo	$172,500	$84	74
729 Jefferson St	0.12mi	4/1.5	1,800 (-9%)	20mo	$110,000	$61	62
53 Smoke Tree Rd	0.69mi	4/2.5	1,877 (-5%)	1mo	$233,000	$124	55
508 E Wood St	0.43mi	4/2.0	2,200 (+11%)	6mo	$229,000	$104	54
524 S Oak St	0.14mi	3/2.0 (-1)	1,703 (-14%)	14mo	$144,000	$85	52
1 Westwood Dr	0.60mi	3/2.0 (-1)	1,794 (-9%)	2mo	$249,900	$139	48
304 S Broad St	0.33mi	3/2.0 (-1)	1,700 (-14%)	8mo	$89,900	$53	47
16 Helston Pl	0.53mi	4/2.5	2,208 (+12%)	13mo	$125,000	$57	41
803 W Fairground Ave	0.41mi	3/2.0 (-1)	1,694 (-14%)	15mo	$179,900	$106	38
123 Patterson Dr	0.68mi	3/2.0 (-1)	1,824 (-8%)	14mo	$165,000	$90	37
1522 S Main St	0.71mi	4/2.0	2,100 (+6%)	22mo	$173,000	$82	36

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: 46.7%
• Equity multiple: 3.03×
• Total profit: $32,118
• Equity at exit: $8,424

10-year hold

• IRR: 52.5%
• Equity multiple: 6.13×
• Total profit: $81,168
• Equity at exit: $4,885

Cash invested: $15,820 (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 62049

• Home prices YoY: -20.9%
• Active inventory: 16
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$296
• Tax est. 1.5%: −$71 /mo · $848/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $648

Break-even live

Break-even rent $494

Max offer price $56,500

Occupancy floor 46%

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: $14,125
• Closing costs: $1,695
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $56,500 Active 261 DOM
2. 2026-06-17
   days on market $56,500 Active 260 DOM
3. 2026-06-16
   days on market $56,500 Active 259 DOM
4. 2026-06-15
   days on market $56,500 Active 258 DOM
5. 2026-06-13
   days on market $56,500 Active 256 DOM
6. 2026-06-12
   days on market $56,500 Active 255 DOM
7. 2026-06-09
   pricedays on market $56,500 Active 252 DOM
8. 2026-06-08
   days on market $63,500 Active 251 DOM
9. 2026-06-07
   days on market $63,500 Active 250 DOM
10. 2026-06-04
    days on market $63,500 Active 246 DOM
11. 2026-06-02
    days on market $63,500 Active 245 DOM
12. 2026-06-01
    days on market $63,500 Active 244 DOM
13. 2026-05-31
    days on market $63,500 Active 243 DOM
14. 2026-05-31
    days on market $63,500 Active 242 DOM
15. 2026-04-03
    price $63,500 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

16. 2026-03-30
    status Active 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

17. 2026-03-18
    price $67,500 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

18. 2026-03-06
    price $73,500 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

19. 2026-02-13
    price $77,500 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

20. 2026-02-06
    price $84,500 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

21. 2026-01-27
    price $89,000 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

22. 2026-01-21
    price $97,500 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

23. 2026-01-15
    price $113,500 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

24. 2025-12-08
    price $118,500 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

25. 2025-11-26
    price $119,500 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

26. 2025-11-10
    price $121,000 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

27. 2025-10-27
    price $126,000 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

28. 2025-10-16
    price $134,800 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

29. 2025-09-25
    listed $138,800 Active 713-char remark

    Show marketing remark (713 chars)

    Motivated Seller. Classic two-story brick home, ideally situated on a quiet street with beautiful brick roads. Located just steps from Beckemeyer Elementary School, this home offers both timeless charm and everyday convenience. Featuring 4?5 bedrooms and 2 full bathrooms, this spacious residence boasts an inviting foyer entry with an open staircase. The generously sized rooms throughout provide plenty of space for comfortable living and entertaining. Enjoy relaxing evenings on the covered front porch, or take advantage of the detached 2-car garage for additional storage and parking. Whether you're growing your family or simply looking for a home with character and room to grow, this property delivers.

30. 2010-08-13
    soldstatus $80,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 20 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,770
• − Mortgage interest: −$3,165
• − Property taxes: −$848
• − Insurance: −$282
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$1,644
• Taxable income: $7,308
• Est. tax owed @ 24.0%: −$1,754
• After-tax cash flow: $6,019/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: Hillsboro CUSD 3
• NCES district ID: 1719200
• Math proficiency: 20% ▼ -4.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $43,744
• Composite: 23.89/100
• National rank: #7794
• State rank: #282 of 620 in IL

Livability — Hillsboro

• Score: 63/100
• State rank: #768
• US rank: #15417

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillsboro, IL
• Population (ZIP): 8,078

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 27,471 people
• By 2030: 26,410 · -3.9%
• By 2040: 24,233 · -11.8%
• By 2050: 21,948 · -20.1%
• By 2075: 16,686 · -39.3%
• By 2100: 11,369 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 4% Iranian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+44.0) · D 27.1% · R 71.1% · Other 1.8%
• 2008→2024 swing: -46.7pp toward R · 2008: 2.6pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.0 2016: R+40.0 2012: R+14.2 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.47%
• Current HPI: 195.1023
• 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

-20.6% since first listed

16 events — show timeline

• 2026-04-03 Price Changed $63,500 MARIS as Distributed by MLS Grid
• 2026-03-30 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-18 Price Changed $67,500 MARIS as Distributed by MLS Grid
• 2026-03-06 Price Changed $73,500 MARIS as Distributed by MLS Grid
• 2026-02-13 Price Changed $77,500 MARIS as Distributed by MLS Grid
• 2026-02-06 Price Changed $84,500 MARIS as Distributed by MLS Grid
• 2026-01-27 Price Changed $89,000 MARIS as Distributed by MLS Grid
• 2026-01-21 Price Changed $97,500 MARIS as Distributed by MLS Grid
• 2026-01-15 Price Changed $113,500 MARIS as Distributed by MLS Grid
• 2025-12-08 Price Changed $118,500 MARIS as Distributed by MLS Grid
• 2025-11-26 Price Changed $119,500 MARIS as Distributed by MLS Grid
• 2025-11-10 Price Changed $121,000 MARIS as Distributed by MLS Grid
• 2025-10-27 Price Changed $126,000 MARIS as Distributed by MLS Grid
• 2025-10-16 Price Changed $134,800 MARIS as Distributed by MLS Grid
• 2025-09-25 Listed $138,800 MARIS as Distributed by MLS Grid
• 2010-08-13 Sold (Public Records) $80,000 Public Records

Property tax history

+1.7%/yr

Latest (2024): $3,057 · +3.8% YoY. Source: county tax records.