1306 S 25th St · Mount Vernon, IL 62864

$2,000

3 bd · 1.0 ba · 900 sqft · SingleFamily · 3 Days on market

Built 1950 0.34 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity to purchase a large 100' x 150' parcel consisting of two lots in a residential area of Mt. Vernon. Property includes an existing structure that is in significant disrepair and requires junk removal and demolition. Sold strictly as is with no repairs, warranties, or representations by seller. No interior access. Buyers are encouraged to conduct their own due diligence regarding zoning, future use, and redevelopment potential.

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Other: Ownership: Fee simple; Property not currently leased; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Vinyl siding; Built before 1978 (property age estimated 71–80 years)
• Exterior features: Lot approximately 100 x 150; Lot between 0.25 and 0.49 acre; Directions: Wescott St to S 25th St, north to property

Interior

• Kitchen: Kitchen (main level, approx. 12 x 12)
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level (approx. 9 x 10); Second bedroom on the main level (approx. 9 x 10); Third bedroom on the main level (approx. 10 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms
• Laundry & utility: Laundry room

🏷️ Possibly a rental listed for sale. The $2,000 price doesn't fit this home's estimated sale value (~$53,100) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $2k).
• Cap rate 530.0% vs local median 5.3% in Mount Vernon — 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 69/100 on livability (#413 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Mt Vernon Twp Hsd 201 (town): math 13% / reading 16% proficiency, ranked #532 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 186 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $14 of loan paydown is wiped out by about $60 of value loss. Plan a longer hold.
• Jefferson County population projected at -14% 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 $560 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $2,000

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 56.12% ✓
• Cap rate: 529.99%
• Cash-on-cash: 1870.34%
• DSCR: 84.22
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $53,100
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 S 20th St	0.57mi	2/1.0 (-1)	926 (+3%)	1mo	$40,000	$43	63
1113 S 23rd St	0.18mi	2/1.0 (-1)	812 (-10%)	20mo	$58,000	$71	54
1006 S 26th St	0.28mi	2/1.0 (-1)	1,025 (+14%)	8mo	$105,000	$102	52
601 Nora Ln	0.73mi	2/1.0 (-1)	936 (+4%)	6mo	$106,500	$114	50
1115 S 23rd St	0.18mi	2/1.0 (-1)	768 (-15%)	21mo	$45,000	$59	45
905 S 23rd St	0.37mi	2/1.0 (-1)	1,000 (+11%)	19mo	$7,000	$7	43
1511 Triangle St	0.59mi	2/1.0 (-1)	1,008 (+12%)	7mo	$17,100	$17	42
2104 Logan St	0.69mi	2/1.0 (-1)	832 (-8%)	23mo	$30,000	$36	31

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: —
• Equity multiple: 99.72×
• Total profit: $55,284
• Equity at exit: $298

10-year hold

• IRR: —
• Equity multiple: 214.91×
• Total profit: $119,791
• Equity at exit: $173

Cash invested: $560 (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 62864

• Active inventory: 186
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$10
• Tax est. 1.5%: −$2 /mo · $30/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $873

Break-even live

Break-even rent $17

Max offer price $2,000

Occupancy floor 17%

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: $500
• Closing costs: $60
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1407 S 34th St Mt Vernon, IL	1.0–2.0	1.0–2.0	806	$1,310	$1.63	43d	7	0.73mi
4100 Willow Spgs Mount Vernon, IL	2.0–3.0	1.0–1.5	847	$855	$1.01	43d	1	1.09mi

Listing history 4 events

1. 2026-06-18
   days on market $2,000 Active 3 DOM
2. 2026-06-17
   days on market $2,000 Active 2 DOM
3. 2026-06-16
   remarks 440-char remark
4. 2026-06-16
   listed $2,000 Active 1 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,468
• − Mortgage interest: −$112
• − Property taxes: −$30
• − Insurance: −$10
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$58
• Taxable income: $11,103
• Est. tax owed @ 24.0%: −$2,665
• After-tax cash flow: $7,809/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: Mt Vernon Twp Hsd 201
• NCES district ID: 1727360
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 16% ▼ -8.00%
• Median HH income: $38,188
• Composite: 12.22/100
• National rank: #9648
• State rank: #532 of 620 in IL

Livability — Mount Vernon

• Score: 69/100
• State rank: #413
• US rank: #8520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, IL
• Population (ZIP): 23,061

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 36,818 people
• By 2030: 35,764 · -2.9%
• By 2040: 33,649 · -8.6%
• By 2050: 31,557 · -14.3%
• By 2075: 26,055 · -29.2%
• By 2100: 19,237 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+47.8) · D 25.5% · R 73.3% · Other 1.3%
• 2008→2024 swing: -37.0pp toward R · 2008: -10.7pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+45.1 2016: R+43.2 2012: R+22.9 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.64%
• Current HPI: 134.2669
• 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

1 event — show timeline

• 2026-06-15 Listed $2,000 MRED as Distributed by MLS Grid