621 N 7th St · Herrin, IL 62948

$39,900

3 bd · 2.0 ba · 1,216 sqft · Other · 12 Days on market

Built 1958 0.34 ac lot $33/sqft · 45% below area Est $72k · 45% under ↓ 11% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute home on double corner lot in NE Herrin. Rear entry garage off of Polk. New laminate wood look flooring throughout, new paint. New kitchen cabinets, counter tops and back splash. Built-in storage in hallway. Clean and dry unfinished basement will be great for storage. appliances as listed

Key facts

• 0.34 acre lot
• Garage
• Built 1958

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: 3 total parking spaces; Includes 1 garage space; Attached garage, detached garage options noted (gravel driveway and driveway parking available)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Detached single-family home; One-story; Fee simple ownership; School bus service available
• Construction: Built 61–70 years ago; Vinyl siding exterior; Asphalt roof
• Exterior features: Corner lot; Lot dimensions approximately 100 x 150

Interior

• Kitchen: Kitchen (main level) — 14 x 10
• Bedrooms: 3 bedrooms (all on main level); Master bedroom on main level with full bath access; Bedroom 2 — 11 x 11 (main level); Bedroom 3 — 16 x 13 (main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: 5 total rooms; Full unfinished basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 23.0% vs local median 8.5% in Herrin — 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 64/100 on livability (#667 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: schools D, crime D-, amenities F.
• Herrin CUSD 4 (suburban): math 22% / reading 27% proficiency, ranked #364 of 620 in IL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 91 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1958 — 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 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.63% ✓
• Cap rate: 22.97%
• Cash-on-cash: 59.55%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (median comp): $72,242
• List price: $39,900
• Delta: -44.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 58.3%
• Equity multiple: 3.58×
• Total profit: $28,860
• Equity at exit: $5,949

10-year hold

• IRR: 63.1%
• Equity multiple: 7.32×
• Total profit: $70,663
• Equity at exit: $3,450

Cash invested: $11,172 (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 62948

• Home prices YoY: -34.1%
• Active inventory: 91
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $554

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 42%

Sensitivity live

Price	-10% $582	-5% $568	+0% $554	+5% $541	+10% $527
Rent	-10% $471	-5% $513	+0% $554	+5% $596	+10% $637
Rate	-1.0pp $574	-0.5pp $565	base $554	+0.5pp $544	+1.0pp $534

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Court C Herrin, IL	2.0	1.0	900	$895	$0.99	44d	1	1.30mi
3 Ct D Herrin, IL	3.0	1.0	1000	$1,195	$1.20	44d	1	1.33mi

Listing history 11 events

1. 2026-05-12
   status Pending 306-char remark
2. 2026-04-29
   listed $39,900 Active 306-char remark
3. 2025-12-18
   historical
4. 2021-08-06
   historical
5. 2019-06-14
   soldstatus $76,000

   Show marketing remark (293 chars)

   Cute home on double corner lot in NE Herrin. Rear entry garage off of Polk. New laminate wood look flooring throughout, new paint. New kitchen cabinets, counter tops and back splash. Built-in storage in hallway. Clean and dry unfinished basement will be great for storage. appliances as listed

6. 2019-06-14
   soldstatus $76,000

   Show marketing remark (293 chars)

   Cute home on double corner lot in NE Herrin. Rear entry garage off of Polk. New laminate wood look flooring throughout, new paint. New kitchen cabinets, counter tops and back splash. Built-in storage in hallway. Clean and dry unfinished basement will be great for storage. appliances as listed

7. 2019-06-14
   soldstatus $76,000

   Show marketing remark (293 chars)

   Cute home on double corner lot in NE Herrin. Rear entry garage off of Polk. New laminate wood look flooring throughout, new paint. New kitchen cabinets, counter tops and back splash. Built-in storage in hallway. Clean and dry unfinished basement will be great for storage. appliances as listed

8. 2018-10-30
   listed $79,900

   Show marketing remark (293 chars)

   Cute home on double corner lot in NE Herrin. Rear entry garage off of Polk. New laminate wood look flooring throughout, new paint. New kitchen cabinets, counter tops and back splash. Built-in storage in hallway. Clean and dry unfinished basement will be great for storage. appliances as listed

9. 2018-10-30
   listed $79,900

   Show marketing remark (293 chars)

   Cute home on double corner lot in NE Herrin. Rear entry garage off of Polk. New laminate wood look flooring throughout, new paint. New kitchen cabinets, counter tops and back splash. Built-in storage in hallway. Clean and dry unfinished basement will be great for storage. appliances as listed

10. 1999-06-03
    listed $44,900
11. 1999-06-03
    listed $44,900

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,610
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$1,161
• Taxable income: $6,398
• Est. tax owed @ 24.0%: −$1,536
• After-tax cash flow: $5,117/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: Herrin CUSD 4
• NCES district ID: 1718810
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 27% ▼ -17.00%
• Median HH income: $38,824
• Composite: 20.56/100
• National rank: #8558
• State rank: #364 of 620 in IL

Livability — Herrin

• Score: 64/100
• State rank: #667
• US rank: #13670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Herrin, IL
• City population: 12,728
• Population (ZIP): 12,728

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Black 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.82%
• Current HPI: 131.1617
• 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

-11.1% since first listed

11 events — show timeline

• 2026-05-12 Pending — MRED as Distributed by MLS Grid
• 2026-04-29 Listed $39,900 MRED as Distributed by MLS Grid
• 2025-12-18 Listing Removed — MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2019-06-14 Sold (Public Records) $76,000 Public Records
• 2019-06-14 Sold (MLS) $76,000 MRED as Distributed by MLS Grid
• 2019-06-14 Sold (MLS) $76,000 RMLSA as Distributed by MLS Grid
• 2018-10-30 Listed $79,900 MRED as Distributed by MLS Grid
• 2018-10-30 Listed $79,900 RMLSA as Distributed by MLS Grid
• 1999-06-03 Listed $44,900 RMLSA as Distributed by MLS Grid
• 1999-06-03 Listed $44,900 MRED as Distributed by MLS Grid

Property tax history

+24.9%/yr

Latest (2025): $2,062 · +2.2% YoY. Source: county tax records.