211 W Bryan St · Herrin, IL 62948

$59,000

2 bd · 1.0 ba · 984 sqft · Land · 128 Days on market

Built 1942 4,900 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 +3.2/5.0
• 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

Great starter home and or great for investment property. Dead end road. Private area. One car detached garage. Small building on site along with a storage shed. Long narrow lot adjacent. 2 bed 1 bath. Good size living room and kitchen. Separate laundry room.

Key facts

• New flooring
• Quiet dead-end road
• Two city lots

Tags

• QUIET DEAD-END ROAD
• TWO CITY LOTS
• DETACHED GARAGE
• TWO STORAGE BUILDINGS
• NEW FLOORING
• UPDATED BATHROOM

Property features AI

Finance

• Financial info: No special service area
• HOA & community: Community features: Other

Exterior

• Parking: Detached garage (1 garage space; 1 total parking space)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Facing direction not specified
• Construction: Vinyl siding with frame construction; Shingle roof; Built approximately 81–90 years ago; Foundation: Other
• Exterior features: Other exterior features; Lot on a cul-de-sac

Interior

• Kitchen: Main-level kitchen approximately 13 x 10 with laminate flooring
• Bedrooms: Two bedrooms (both on the main level); Master bedroom approximately 14 x 11 with carpet; Second bedroom approximately 12 x 12 with carpet
• Flooring: Carpet in bedrooms; Laminate in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Storage; Crawl space with egress window
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $59k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 8.7% 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: crime D-, amenities F, commute 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.
• Zoned schools: Herrin C U S D 4 Elem School (math 21% / reading 25%, grade F, #929 of 2,056 statewide, top 45%, 679 students, 0% FRL); Herrin Middle School (math 24% / reading 28%, grade F, #318 of 665 statewide, top 48%, 507 students, 0% FRL); Herrin High School (math 22% / reading 32%, grade F, #218 of 693 statewide, top 35%, 686 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask is 31% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $37k; list at $59k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1942 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.86% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.50%
• DSCR: 2.49
• GRM: 4.5

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: 28.8%
• Equity multiple: 2.20×
• Total profit: $19,825
• Equity at exit: $8,797

10-year hold

• IRR: 36.2%
• Equity multiple: 4.34×
• Total profit: $55,148
• Equity at exit: $5,101

Cash invested: $16,520 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $461

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 53%

Sensitivity live

Price	-10% $502	-5% $482	+0% $461	+5% $441	+10% $420
Rent	-10% $374	-5% $418	+0% $461	+5% $505	+10% $548
Rate	-1.0pp $491	-0.5pp $476	base $461	+0.5pp $446	+1.0pp $430

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 N 35th St Unit D Herrin, IL	2.0	1.0	850	$1,200	$1.41	45d	1	1.23mi
6 Court C Herrin, IL	2.0	1.0	900	$895	$0.99	45d	1	1.37mi
3 Ct D Herrin, IL	3.0	1.0	1000	$1,195	$1.20	45d	1	1.42mi

Listing history 19 events

1. 2026-05-23
   status Active
2. 2026-05-23
   price $79,000
3. 2026-04-24
   status Pending
4. 2026-04-17
   price $59,000
5. 2026-03-03
   price $69,000
6. 2026-01-25
   price $74,900
7. 2026-01-08
   status Active
8. 2026-01-05
   historical
9. 2025-10-07
   status Active
10. 2025-10-07
    historical
11. 2025-04-01
    status Active
12. 2025-03-12
    historical Under Contract
13. 2025-03-03
    listed Active
14. 2022-12-12
    soldstatus $37,000 258-char remark

    Show marketing remark (258 chars)

    Great starter home and or great for investment property. Dead end road. Private area. One car detached garage. Small building on site along with a storage shed. Long narrow lot adjacent. 2 bed 1 bath. Good size living room and kitchen. Separate laundry room.

15. 2022-12-12
    soldstatus $37,000 Closed 258-char remark

    Show marketing remark (258 chars)

    Great starter home and or great for investment property. Dead end road. Private area. One car detached garage. Small building on site along with a storage shed. Long narrow lot adjacent. 2 bed 1 bath. Good size living room and kitchen. Separate laundry room.

16. 2022-11-18
    soldstatus $37,000
17. 2022-09-28
    historical Under Contract 258-char remark

    Show marketing remark (258 chars)

    Great starter home and or great for investment property. Dead end road. Private area. One car detached garage. Small building on site along with a storage shed. Long narrow lot adjacent. 2 bed 1 bath. Good size living room and kitchen. Separate laundry room.

18. 2022-08-25
    listed $45,000 258-char remark

    Show marketing remark (258 chars)

    Great starter home and or great for investment property. Dead end road. Private area. One car detached garage. Small building on site along with a storage shed. Long narrow lot adjacent. 2 bed 1 bath. Good size living room and kitchen. Separate laundry room.

19. 2022-08-25
    listed $45,000 Active 258-char remark

    Show marketing remark (258 chars)

    Great starter home and or great for investment property. Dead end road. Private area. One car detached garage. Small building on site along with a storage shed. Long narrow lot adjacent. 2 bed 1 bath. Good size living room and kitchen. Separate laundry room.

ⓘ 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 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: $13,198
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,716
• Taxable income: $4,885
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $4,361/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

+75.6% since first listed

19 events — show timeline

• 2026-05-23 Relisted — MRED as Distributed by MLS Grid
• 2026-05-23 Price Changed $79,000 MRED as Distributed by MLS Grid
• 2026-04-24 Pending — MRED as Distributed by MLS Grid
• 2026-04-17 Price Changed $59,000 MRED as Distributed by MLS Grid
• 2026-03-03 Price Changed $69,000 MRED as Distributed by MLS Grid
• 2026-01-25 Price Changed $74,900 MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-07 Relisted — RMLSA as Distributed by MLS Grid
• 2025-10-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-04-01 Relisted — RMLSA as Distributed by MLS Grid
• 2025-03-12 Contingent — RMLSA as Distributed by MLS Grid
• 2025-03-03 Listed — RMLSA as Distributed by MLS Grid
• 2022-12-12 Sold (MLS) $37,000 RMLSA as Distributed by MLS Grid
• 2022-12-12 Sold (MLS) $37,000 MRED as Distributed by MLS Grid
• 2022-11-18 Sold (Public Records) $37,000 Public Records
• 2022-09-28 Contingent — RMLSA as Distributed by MLS Grid
• 2022-08-25 Listed $45,000 RMLSA as Distributed by MLS Grid
• 2022-08-25 Listed $45,000 MRED as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $99 · +2.2% YoY. Source: county tax records.