507 N 12th St · Mount Vernon, IL 62864

$125,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily · 15 Days on market

Built 1950 0.70 ac lot Est $105k · 19% over

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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 +21.1/30.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Recently updated 3-bedroom, 1-bath home offering a blend of comfort and convenience. The inviting living room features a cozy fireplace, while the kitchen has been refreshed with newer cabinetry, backsplash, flooring, and stainless steel appliances-all included. The primary bedroom includes new washer and dryer hookups for added functionality. The bathroom has been updated with a new tub insert. Additional improvements include a new furnace and water heater, with new gutters scheduled for installation. Enjoy the spacious enclosed porch just off the dining room-perfect for relaxing or entertaining. The property also features a single-car attached garage with a rear workshop, providing ample

Key facts

• 0.7 acre lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Approximate total finished area recorded by assessor; Property listed as unincorporated; Directions: East on Broadway; Left on 12th Street
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (1 car); Space for 1 total vehicle
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Built before 1978
• Construction: Vinyl siding exterior; Asphalt roof; Property is fee simple ownership
• Exterior features: Half-acre lot (approximate); Lot dimensions: 151 x 121 x 212 x 115

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Kitchen on the main level
• Bedrooms: 3 bedrooms total; Master bedroom on the main level; One bedroom on the second level; One bedroom on the main level
• Flooring: Hardwood flooring in one upstairs bedroom; Laminate flooring in the living room and dining room; Luxury vinyl flooring in the kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Enclosed porch (lower level); Crawl space basement; One fireplace located in the living room; 6 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/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 $123k (1.5% below list).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.3% in Mount Vernon — 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 69/100 on livability (#413 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Mt Vernon Twp Hsd 201 (town): math 13% / reading 16% proficiency, ranked #532 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 186 active listings in the ZIP; 6 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jefferson County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $28k; list at $125k implies a 339% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 F-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. 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?
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: 0.99% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $104,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 N 12th St	0.00mi	3/1.0	1,140 (0%)	1mo	$115,000	$101	100
400 N 8th St	0.46mi	2/1.0 (-1)	1,156 (+1%)	0mo	$89,900	$78	71
823 N 10th St	0.42mi	3/1.0	1,216 (+7%)	0mo	$90,500	$74	69
719 Harrison	0.50mi	3/1.0	1,132 (-1%)	9mo	$92,500	$82	68
1901 E Richview Rd	0.46mi	3/1.0	1,228 (+8%)	1mo	$90,000	$73	65
625 N 12th St	0.17mi	3/2.0	1,300 (+14%)	2mo	$119,900	$92	63
1717 Isabella Ave	0.31mi	2/2.0 (-1)	1,176 (+3%)	10mo	$141,500	$120	63
1126 Oakland Ave	0.29mi	3/1.0	1,296 (+14%)	2mo	$135,000	$104	62
702 Magnolia Ave	0.44mi	3/1.0	1,248 (+10%)	11mo	$165,000	$132	55
1003 Warren Ave	0.59mi	2/1.0 (-1)	1,056 (-7%)	3mo	$123,000	$116	52
2012 Richview Rd	0.61mi	2/1.0 (-1)	1,096 (-4%)	13mo	$100,000	$91	49
817 N 6th St	0.70mi	3/1.5	1,288 (+13%)	4mo	$85,000	$66	40

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-8,891
• Equity at exit: $18,638

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $6,823
• Equity at exit: $10,808

Cash invested: $35,000 (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 62864

• Active inventory: 186
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $179

Break-even live

Break-even rent $1,005

Max offer price $125,000

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-21
   status Pending
2. 2026-04-06
   listed $125,000 Active
3. 2021-08-06
   historical
4. 2021-08-06
   historical
5. 2021-08-06
   historical
6. 2021-08-06
   historical
7. 2016-05-17
   soldstatus $28,500
8. 2016-05-13
   soldstatus $28,500
9. 2016-05-13
   soldstatus $28,500
10. 2016-04-06
    listed $34,900
11. 2016-04-06
    listed $34,900
12. 2016-03-13
    historical
13. 2015-10-06
    historical
14. 2015-07-01
    historical
15. 2015-01-24
    historical

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,938 · $162/mo
• Expected delta: +$899/yr (+$75/mo · 86.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,779
• − Mortgage interest: −$7,002
• − Property taxes: −$1,039
• − Insurance: −$625
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,636
• Taxable income: $113
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,119/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: Mt Vernon Twp Hsd 201
• NCES district ID: 1727360
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 16% ▼ -8.00%
• Median HH income: $38,188
• Composite: 12.22/100
• National rank: #9648
• State rank: #532 of 620 in IL

Livability — Mount Vernon

• Score: 69/100
• State rank: #413
• US rank: #8520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, IL
• Population (ZIP): 23,061

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 36,818 people
• By 2030: 35,764 · -2.9%
• By 2040: 33,649 · -8.6%
• By 2050: 31,557 · -14.3%
• By 2075: 26,055 · -29.2%
• By 2100: 19,237 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+47.8) · D 25.5% · R 73.3% · Other 1.3%
• 2008→2024 swing: -37.0pp toward R · 2008: -10.7pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+45.1 2016: R+43.2 2012: R+22.9 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.64%
• Current HPI: 134.2669
• 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

+258.2% since first listed

15 events — show timeline

• 2026-04-21 Pending — MRED as Distributed by MLS Grid
• 2026-04-06 Listed $125,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2016-05-17 Sold (Public Records) $28,500 Public Records
• 2016-05-13 Sold (MLS) $28,500 RMLSA as Distributed by MLS Grid
• 2016-05-13 Sold (MLS) $28,500 MRED as Distributed by MLS Grid
• 2016-04-06 Listed $34,900 RMLSA as Distributed by MLS Grid
• 2016-04-06 Listed $34,900 MRED as Distributed by MLS Grid
• 2016-03-13 Listing Removed — MRED as Distributed by MLS Grid
• 2015-10-06 Listing Removed — MRED as Distributed by MLS Grid
• 2015-07-01 Listing Removed — MRED as Distributed by MLS Grid
• 2015-01-24 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-4.3%/yr

Latest (2024): $1,039 · +13.7% YoY. Source: county tax records.