517 W 4th St · Metropolis, IL 62960

$129,900

4 bd · 2.0 ba · 1,152 sqft · SingleFamily · 57 Days on market

Built 1977 9,300 sqft lot

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Why this score? — see what drove the D- 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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This 4 bedroom, 2 bath home has been completely updated from top to bottom and is ready for you to move right in. 1100 SF with a split floor plan giving you a little extra privacy. The big-ticket items have all been updated, including a new roof, HVAC, water heater, and some updated plumbing lines. Inside, you'll find all new flooring, light fixtures, interior & exterior doors, new bathrooms and a fully updated eat-in kitchen with new cabinets, countertops, stainless appliances, including a gas stove. There's an enclosed front porch plus new decks on both the front and back of the house. The home sits on a corner lot with alley access and has a side yard and a patio. This home has alo

Key facts

• New flooring
• Updated water heater
• New light fixtures

Tags

• NEW ROOF
• UPDATED HVAC
• UPDATED WATER HEATER
• UPDATED PLUMBING LINES
• NEW FLOORING
• NEW LIGHT FIXTURES

Property features AI

Finance

• Other: Property located in unincorporated area
• HOA & community: No master association fee required

Exterior

• Parking: 2 off-street parking spaces; Gravel parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Rehab in 2026; Built approximately 41–50 years ago; Built before 1978
• Construction: Vinyl siding; Asphalt roof; Block foundation; Approximately 1,152 total finished square feet
• Exterior features: Deck; Corner lot; Lot dimensions approximately 150 x 62

Interior

• Kitchen: Updated kitchen with eating area/table space and pantry; Gas cooktop and gas oven; Range, microwave, dishwasher, refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms (all on the main level); Master bedroom on main level with full bath, double sink and shower
• Flooring: Carpet in living areas and bedrooms; Laminate in enclosed porch and laundry; Luxury vinyl in kitchen
• Bathrooms: 2 full bathrooms; Double sink and garden tub in bath amenities
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Storm door(s); Insulated windows; 7 total rooms; Crawl space basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $9 ($108/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (15.7% below list).
• Recommended offer: $109k (15.7% below list) — sets the bar for 1% rule.

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: 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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $8k; list at $130k implies a 1524% gain — meaningful room to come down on a strong offer.

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 $109,448 (15.7% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $73,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 E 8th St	0.69mi	3/1.5 (-1)	1,125 (-2%)	0mo	$70,500	$63	56
528 W 20th St	0.67mi	3/2.0 (-1)	1,231 (+7%)	2mo	$130,000	$106	51
405, 407, 409 W 11th St	0.54mi	3/1.0 (-1)	1,168 (+1%)	16mo	$34,350	$29	50
1002 Ferry St	0.62mi	3/1.5 (-1)	1,200 (+4%)	8mo	$59,000	$49	50
2000 Simmons St	0.64mi	3/2.0 (-1)	1,232 (+7%)	9mo	$79,000	$64	46
508 Hillcrest St	0.73mi	3/1.0 (-1)	1,216 (+6%)	3mo	$118,500	$97	45
404 E 7th St	0.71mi	3/1.0 (-1)	1,088 (-6%)	7mo	$37,500	$34	43
1009 Vienna St	0.47mi	3/1.5 (-1)	1,000 (-13%)	12mo	$43,500	$44	39
901 Catherine St	0.74mi	3/2.0 (-1)	1,000 (-13%)	11mo	$119,000	$119	29
1707 North Ave	0.67mi	3/1.0 (-1)	1,260 (+9%)	23mo	$55,000	$44	25
1612 Market St	0.74mi	3/1.0 (-1)	1,020 (-12%)	19mo	$79,000	$77	22
7 Adkins St	0.73mi	3/1.5 (-1)	1,298 (+13%)	23mo	$125,000	$96	18

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-20,487
• Equity at exit: $19,369

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-17,141
• Equity at exit: $11,231

Cash invested: $36,372 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$120 /mo · $1,444/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $9

Break-even live

Break-even rent $1,083

Max offer price $129,900

Occupancy floor 94%

Sensitivity live

Price	-10% $83	-5% $46	+0% $9	+5% $-28	+10% $-65
Rent	-10% $-77	-5% $-34	+0% $9	+5% $52	+10% $95
Rate	-1.0pp $74	-0.5pp $42	base $9	+0.5pp $-25	+1.0pp $-59

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $129,900 Active 57 DOM
2. 2026-06-18
   days on market $129,900 Active 55 DOM
3. 2026-06-17
   days on market $129,900 Active 54 DOM
4. 2026-06-16
   days on market $129,900 Active 53 DOM
5. 2026-06-15
   days on market $129,900 Active 52 DOM
6. 2026-06-13
   days on market $129,900 Active 50 DOM
7. 2026-06-12
   days on market $129,900 Active 49 DOM
8. 2026-06-09
   days on market $129,900 Active 46 DOM
9. 2026-06-08
   days on market $129,900 Active 45 DOM
10. 2026-06-07
    days on market $129,900 Active 44 DOM
11. 2026-06-05
    days on market $129,900 Active 42 DOM
12. 2026-06-04
    days on market $129,900 Active 40 DOM
13. 2026-06-02
    days on market $129,900 Active 39 DOM
14. 2026-06-01
    days on market $129,900 Active 38 DOM
15. 2026-05-31
    days on market $129,900 Active 37 DOM
16. 2026-05-31
    days on market $129,900 Active 36 DOM
17. 2026-05-08
    status Active
18. 2026-04-28
    historical Contingent - Continue to Show
19. 2026-04-23
    listed $129,900 Active
20. 2021-08-06
    historical
21. 2009-04-07
    soldstatus $8,000

ⓘ 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: $1,444 · $120/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$752/yr (+$63/mo · 52.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,134
• − Mortgage interest: −$7,276
• − Property taxes: −$1,444
• − Insurance: −$650
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$3,779
• Taxable loss: −$2,116
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $616/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

+1523.8% since first listed

5 events — show timeline

• 2026-05-08 Relisted — MRED as Distributed by MLS Grid
• 2026-04-28 Contingent — MRED as Distributed by MLS Grid
• 2026-04-23 Listed $129,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2009-04-07 Sold (Public Records) $8,000 Public Records

Property tax history

+150.2%/yr

Latest (2024): $1,444 · -3.2% YoY. Source: county tax records.