706 E 8th St · Metropolis, IL 62960

$45,000

2 bd · 1.0 ba · 840 sqft · Other · 158 Days on market

5,662 sqft lot

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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 +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Perfect for investors, flippers, or buyers ready to create something from the ground up-bring your vision and make this one shine! This 2-bedroom, 1-bath bungalow is a true blank canvas with the rehab already underway! Mechanical systems are of unknown condition. Attic space with the potential to become a 3rd bedroom with the addition of a permanent staircase. Detached garage with alley access. Check out the photos at the end that show the potential of this little gem!

Key facts

• Alley access
• Detached garage
• 5,662 sq ft lot

Tags

• KITCHEN COMPLETELY GUTTED
• ATTIC SPACE POTENTIAL
• DETACHED GARAGE
• ALLEY ACCESS

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces); Total parking for 4 vehicles
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; One-story; Fee simple ownership; Estimated living area
• Construction: Built approximately 61–70 years ago; Aluminum and wood siding; Asphalt roof; Finished/unfinished total finished area approximately 840
• Exterior features: Level lot; Lot dimensions approximately 40 x 150

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (both on main level); Master bedroom on main level
• Flooring: Hardwood flooring in living areas, kitchen, and bedrooms; Linoleum in laundry room
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas and electric heating
• Interior features: Finished and unfinished attic; 4 total rooms
• Laundry & utility: Main-level laundry room (12 x 7) with linoleum flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 5.3% in Metropolis — 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 75/100 on livability (#217 in IL, #4,091 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment D-.
• Massac UD 1 (rural): math 24% / reading 28% proficiency, ranked #318 of 620 in IL (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Metropolis Elem School (math 11% / reading 15%, grade F, #1,362 of 2,056 statewide, top 66%, 484 students, 0% FRL); Massac Jr High School (math 25% / reading 36%, grade F, #241 of 665 statewide, top 37%, 244 students, 0% FRL); Massac County High School (math 12% / reading 27%, grade F, #397 of 693 statewide, top 61%, 583 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 72 active listings in the ZIP; 5 units permitted in Massac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Massac County population projected at -28% 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.90% ✓
• Cap rate: 16.51%
• Cash-on-cash: 36.47%
• DSCR: 2.62
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.3%
• Equity multiple: 2.36×
• Total profit: $17,100
• Equity at exit: $6,710

10-year hold

• IRR: 39.3%
• Equity multiple: 4.67×
• Total profit: $46,302
• Equity at exit: $3,891

Cash invested: $12,600 (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 62960

• Home prices YoY: -19.6%
• Active inventory: 72
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $383

Break-even live

Break-even rent $368

Max offer price $45,000

Occupancy floor 50%

Sensitivity live

Price	-10% $408	-5% $396	+0% $383	+5% $370	+10% $357
Rent	-10% $316	-5% $349	+0% $383	+5% $417	+10% $450
Rate	-1.0pp $406	-0.5pp $394	base $383	+0.5pp $371	+1.0pp $359

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $45,000 Active 158 DOM
2. 2026-06-21
   days on market $45,000 Active 157 DOM
3. 2026-06-21
   days on market $45,000 Active 156 DOM
4. 2026-06-18
   days on market $45,000 Active 154 DOM
5. 2026-06-17
   days on market $45,000 Active 153 DOM
6. 2026-06-16
   days on market $45,000 Active 152 DOM
7. 2026-06-15
   days on market $45,000 Active 151 DOM
8. 2026-06-13
   days on market $45,000 Active 149 DOM
9. 2026-06-12
   days on market $45,000 Active 148 DOM
10. 2026-06-09
    days on market $45,000 Active 145 DOM
11. 2026-06-08
    days on market $45,000 Active 144 DOM
12. 2026-06-07
    days on market $45,000 Active 143 DOM
13. 2026-06-05
    days on market $45,000 Active 141 DOM
14. 2026-06-04
    days on market $45,000 Active 139 DOM
15. 2026-06-02
    days on market $45,000 Active 138 DOM
16. 2026-06-01
    days on market $45,000 Active 137 DOM
17. 2026-05-31
    days on market $45,000 Active 136 DOM
18. 2026-05-31
    days on market $45,000 Active 135 DOM
19. 2026-01-13
    listed $45,000 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: $436 · $36/mo
• Projected year-2 tax: $729 · $61/mo
• Expected delta: +$293/yr (+$24/mo · 67.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,239
• − Mortgage interest: −$2,521
• − Property taxes: −$436
• − Insurance: −$225
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$1,309
• Taxable income: $4,110
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $3,609/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: Massac UD 1
• NCES district ID: 1725000
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $41,431
• Composite: 22.06/100
• National rank: #8192
• State rank: #318 of 620 in IL

Livability — Metropolis

• Score: 75/100
• State rank: #217
• US rank: #4091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metropolis, IL
• Population (ZIP): 10,823

Population outlook (Massac County) Hauer SSP2

• Today (2025): 13,461 people
• By 2030: 12,675 · -5.8%
• By 2040: 11,124 · -17.4%
• By 2050: 9,711 · -27.9%
• By 2075: 7,253 · -46.1%
• By 2100: 5,666 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Massac

• 2024 margin: Solid R (+48.8) · D 25.2% · R 74.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -23.4pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+48.0 2016: R+49.6 2012: R+33.7 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.38%
• Current HPI: 137.0772
• 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

• 2026-01-13 Listed $45,000 MRED as Distributed by MLS Grid

Property tax history

-4.4%/yr

Latest (2024): $436 · -4.5% YoY. Source: county tax records.