1607 Ferry St · Metropolis, IL 62960

$74,900

2 bd · 1.0 ba · 1,092 sqft · SingleFamily · 6 Days on market

Built 1952 5,170 sqft lot Est $69k · 9% over

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.8/5.0
• ARV discount +3.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2 bedroom home with a covered front porch, living/dining room combo and a separate family room. One car attached garage, fenced-in backyard. All kitchen appliances included.

Key facts

• Covered front porch
• Fenced-in backyard
• 5,170 sq ft lot

Tags

• COVERED FRONT PORCH
• FENCED-IN BACKYARD
• KITCHEN APPLIANCES INCLUDED

Property features AI

Finance

• Other: Ownership is fee simple; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (gravel) — 1 garage space, 1 total parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Built approximately 71–80 years ago; Face and entry details not specified
• Construction: Vinyl siding exterior; Asphalt roof; Block foundation; Home built before 1978
• Exterior features: Fenced yard; Lot dimensions approximately 110 x 47; Lot is less than 0.25 acre

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Kitchen on main level (13 x 10) with vinyl flooring
• Bedrooms: Master bedroom on main level (12 x 16) with laminate flooring; Second bedroom on main level (8 x 11) with carpet
• Flooring: Laminate flooring throughout main living areas; Vinyl in kitchen; Carpet in at least one bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Forced air and baseboard heating; Central air conditioning
• Interior features: 6 total rooms; Crawl space basement; Combined dining and living room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $75k).
• Cap rate 10.7% 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: schools D-, 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.
• Market conditions: 73 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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.
• Current owner paid $42k; list at $75k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1952 — 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. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $68,796
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1806 Market St	0.14mi	3/1.0 (+1)	1,094 (+0%)	2mo	$94,500	$86	86
1120 Girard St	0.31mi	2/1.0	1,147 (+5%)	0mo	$60,000	$52	77
1302 Catherine St	0.32mi	2/1.0	1,064 (-3%)	7mo	$93,900	$88	75
212 E 19th St St	0.22mi	3/1.0 (+1)	1,000 (-8%)	4mo	$140,000	$140	67
307 E 8th St	0.51mi	3/1.5 (+1)	1,125 (+3%)	0mo	$70,500	$63	64
1018 Girard St	0.35mi	3/1.0 (+1)	1,197 (+10%)	0mo	$19,000	$16	63
404 E 7th St	0.63mi	3/1.0 (+1)	1,088 (-0%)	7mo	$37,500	$34	59
1002 Ferry St	0.28mi	3/1.5 (+1)	1,200 (+10%)	8mo	$59,000	$49	56
113 E 21st St	0.30mi	3/2.0 (+1)	1,216 (+11%)	6mo	$76,500	$63	53
508 Hillcrest St	0.44mi	3/1.0 (+1)	1,216 (+11%)	3mo	$118,500	$97	53
718 Girard St	0.52mi	2/1.0	1,200 (+10%)	8mo	$73,000	$61	52
528 W 20th St	0.45mi	3/2.0 (+1)	1,231 (+13%)	2mo	$130,000	$106	47

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $5,330
• Equity at exit: $11,168

10-year hold

• IRR: 15.9%
• Equity multiple: 2.29×
• Total profit: $27,123
• Equity at exit: $6,476

Cash invested: $20,972 (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: 73
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $274

Break-even live

Break-even rent $618

Max offer price $74,900

Occupancy floor 67%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $74,900 Active 6 DOM
2. 2026-06-17
   days on market $74,900 Active 5 DOM
3. 2026-06-16
   days on market $74,900 Active 4 DOM
4. 2026-06-15
   days on market $74,900 Active 3 DOM
5. 2026-06-13
   remarks 182-char remark
6. 2026-06-13
   listed $74,900 Active 1 DOM

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$464/yr (+$39/mo · 60.0%)

ⓘ 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 ≥109°F today · 21 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: $11,586
• − Mortgage interest: −$4,196
• − Property taxes: −$773
• − Insurance: −$374
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,179
• Taxable income: $2,210
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $2,761/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

+51.3% since first listed

4 events — show timeline

• 2026-06-12 Listed $74,900 MRED as Distributed by MLS Grid
• 2005-08-02 Sold (MLS) $42,500 RMLSA as Distributed by MLS Grid
• 2005-07-27 Sold (Public Records) $42,500 Public Records
• 2005-06-13 Listed $49,500 RMLSA as Distributed by MLS Grid

Property tax history

-1.9%/yr

Latest (2024): $773 · -0.0% YoY. Source: county tax records.