214 N Church St · Jacksonville, IL 62650

$109,000

3 bd · 2.0 ba · 2,230 sqft · SingleFamily · 63 Days on market

Built 1935 5,265 sqft lot $49/sqft · at area comps Est $110k · at est. ↓ 4% since listing

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Why this score? — see what drove the C+ 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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +8.0/15.0
• 1% rule +7.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid 3 bedroom home (could be used as 4) with lots of space and many updates - Entire 2nd floor completely remodeled down to the studs. Newer HVAC, WH, Elec. panel, Many newer windows. Walk-up floored attic. A lot of house at this price point.

Key facts

• 2nd floor remodeled
• Newer wh
• Newer elec panel

Tags

• 2ND FLOOR REMODELED
• NEWER HVAC
• NEWER WH
• NEWER ELEC PANEL
• NEWER WINDOWS
• WALK-UP FLOORED ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.4% in Jacksonville — 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 76/100 on livability (#187 in IL, #3,543 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, schools D.
• Jacksonville SD 117 (town): math 20% / reading 23% proficiency, ranked #407 of 620 in IL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 143 active listings in the ZIP; 3 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Morgan 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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: 1.20% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (median comp): $110,321
• List price: $109,000
• Delta: -1.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 N Prairie St	0.19mi	3/2.0	2,044 (-8%)	8mo	$29,900	$15	71
706 W Douglas Ave	0.23mi	3/2.0	2,008 (-10%)	7mo	$110,000	$55	67
1014 W College Ave	0.54mi	4/2.0 (+1)	2,275 (+2%)	1mo	$177,000	$78	66
729 W Douglas Ave	0.32mi	4/1.5 (+1)	2,300 (+3%)	12mo	$185,000	$80	63
718 W Douglas Ave	0.31mi	3/2.0	2,470 (+11%)	11mo	$173,000	$70	58
242 Westminster St	0.50mi	3/1.5	2,124 (-5%)	15mo	$104,900	$49	54
936 N Church St	0.50mi	4/2.0 (+1)	2,100 (-6%)	12mo	$136,000	$65	52
334 S East St	0.47mi	3/2.0	1,998 (-10%)	13mo	$85,000	$43	50
981 N Prairie St	0.63mi	3/1.5	2,120 (-5%)	16mo	$75,000	$35	47
1022 W College Ave	0.56mi	4/2.0 (+1)	2,442 (+10%)	12mo	$157,000	$64	43
934 Douglas Ave	0.60mi	2/1.5 (-1)	2,528 (+13%)	3mo	$150,000	$59	40
520 Caldwell St	0.75mi	4/3.0 (+1)	2,040 (-8%)	14mo	$112,900	$55	30

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $5,775
• Equity at exit: $16,252

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $35,114
• Equity at exit: $9,424

Cash invested: $30,520 (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 62650

• Active inventory: 143
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $369

Break-even live

Break-even rent $843

Max offer price $109,000

Occupancy floor 67%

Sensitivity live

Price	-10% $430	-5% $399	+0% $369	+5% $338	+10% $307
Rent	-10% $265	-5% $317	+0% $369	+5% $420	+10% $472
Rate	-1.0pp $423	-0.5pp $396	base $369	+0.5pp $340	+1.0pp $312

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $109,000 Active 63 DOM
2. 2026-06-18
   days on market $109,000 Active 61 DOM
3. 2026-06-17
   days on market $109,000 Active 60 DOM
4. 2026-06-16
   days on market $109,000 Active 59 DOM
5. 2026-06-15
   days on market $109,000 Active 58 DOM
6. 2026-06-13
   days on market $109,000 Active 56 DOM
7. 2026-06-12
   days on market $109,000 Active 55 DOM
8. 2026-06-09
   days on market $109,000 Active 52 DOM
9. 2026-06-08
   days on market $109,000 Active 51 DOM
10. 2026-06-07
    days on market $109,000 Active 50 DOM
11. 2026-06-07
    days on market $109,000 Active 49 DOM
12. 2026-06-04
    days on market $109,000 Active 46 DOM
13. 2026-06-02
    days on market $109,000 Active 45 DOM
14. 2026-06-01
    days on market $109,000 Active 44 DOM
15. 2026-05-31
    days on market $109,000 Active 43 DOM
16. 2026-05-31
    days on market $109,000 Active 42 DOM
17. 2026-05-08
    price $114,000 246-char remark

    Show marketing remark (246 chars)

    Solid 3 bedroom home (could be used as 4) with lots of space and many updates - Entire 2nd floor completely remodeled down to the studs. Newer HVAC, WH, Elec. panel, Many newer windows. Walk-up floored attic. A lot of house at this price point.

18. 2026-04-14
    listed $119,000 Active 246-char remark

    Show marketing remark (246 chars)

    Solid 3 bedroom home (could be used as 4) with lots of space and many updates - Entire 2nd floor completely remodeled down to the studs. Newer HVAC, WH, Elec. panel, Many newer windows. Walk-up floored attic. A lot of house at this price point.

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: +$945/yr (+$79/mo · 161.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,710
• − Mortgage interest: −$6,106
• − Property taxes: −$584
• − Insurance: −$545
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,171
• Taxable income: $2,791
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $3,753/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: Jacksonville SD 117
• NCES district ID: 1720280
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $44,909
• Composite: 18.66/100
• National rank: #8888
• State rank: #407 of 620 in IL

Livability — Jacksonville

• Score: 76/100
• State rank: #187
• US rank: #3543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, IL
• City population: 24,318
• Population (ZIP): 24,318

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 32,874 people
• By 2030: 31,698 · -3.6%
• By 2040: 29,050 · -11.6%
• By 2050: 26,381 · -19.8%
• By 2075: 20,235 · -38.4%
• By 2100: 14,324 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+32.5) · D 33.1% · R 65.6% · Other 1.3%
• 2008→2024 swing: -31.7pp toward R · 2008: -0.8pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+31.8 2016: R+29.9 2012: R+15.4 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.33%
• Current HPI: 126.5712
• 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

-4.2% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $114,000 RMLSA as Distributed by MLS Grid
• 2026-04-14 Listed $119,000 RMLSA as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2024): $584 · -0.6% YoY. Source: county tax records.