130 W Jackson St · Virden, IL 62690

$209,900

24 bd · 24.0 ba · 3,828 sqft · MultiFamily · 35 Days on market

Poor condition 3,828 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
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Fantastic investment opportunity! This fully-occupied property features 6 all-electric units, each with 1 bedroom and 1 bathroom. The majority of the units have been updated since 2020, making it a low-maintenance and high-demand asset. Don’t miss out on this income-producing property!

Key facts

• 3,828 sq ft lot
• Listed 35 days

Property features AI

Finance

• Other: Property classified as residential income
• Financial info: Active rental income reported for units: four units shown with actual rents of $600 each; Total units: 6

Exterior

• Parking: On-street parking only
• Utilities: Public water; Public sewer
• Home design: Residential income property; Apartment building
• Construction: Shingle roof; Year built not specified; Total building area approximately 3,828
• Exterior features: Level lot; Lot dimensions approximately 66 x 58

Interior

• Bedrooms: Each of four listed units has 1 bedroom
• Bathrooms: Each of four listed units has 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Window air conditioning units
• Interior features: No basement; Six-unit building

What this means for you Summary

Snapshot

• This is a 6 × 1-bed/1-bath units multifamily listed at $210k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive. Per door: $597/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#975 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D-, amenities F.
• Market conditions: 13 active listings in the ZIP; 70 units permitted in Macoupin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Macoupin County population projected at -27% 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 $59k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $160k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $203,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.04% ✓
• Cap rate: 26.79%
• Cash-on-cash: 73.20%
• DSCR: 4.26
• GRM: 2.7

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: 73.0%
• Equity multiple: 4.31×
• Total profit: $194,407
• Equity at exit: $31,297

10-year hold

• IRR: 76.8%
• Equity multiple: 8.89×
• Total profit: $463,680
• Equity at exit: $18,148

Cash invested: $58,772 (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 62690

• Home prices YoY: -28.3%
• Active inventory: 13
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $6,374 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,339
• Net cashflow: $3,585

Break-even live

Break-even rent $1,836

Max offer price $209,900

Occupancy floor 39%

Sensitivity live

Price	-10% $3,730	-5% $3,657	+0% $3,585	+5% $3,512	+10% $3,440
Rent	-10% $3,081	-5% $3,333	+0% $3,585	+5% $3,837	+10% $4,088
Rate	-1.0pp $3,691	-0.5pp $3,638	base $3,585	+0.5pp $3,530	+1.0pp $3,475

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$6,372
Total (6 units)			$6,374

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-20
   status Active
2. 2026-04-29
   historical Under Contract
3. 2026-04-21
   listed $209,900 Active
4. 2025-03-18
   soldstatus $160,000 Closed 292-char remark

   Show marketing remark (292 chars)

   Fantastic investment opportunity! This fully-occupied property features 6 all-electric units, each with 1 bedroom and 1 bathroom. The majority of the units have been updated since 2020, making it a low-maintenance and high-demand asset. Don’t miss out on this income-producing property!

5. 2025-02-19
   status Pending 292-char remark

   Show marketing remark (292 chars)

   Fantastic investment opportunity! This fully-occupied property features 6 all-electric units, each with 1 bedroom and 1 bathroom. The majority of the units have been updated since 2020, making it a low-maintenance and high-demand asset. Don’t miss out on this income-producing property!

6. 2025-02-19
   status Pending

   Show marketing remark (292 chars)

   Fantastic investment opportunity! This fully-occupied property features 6 all-electric units, each with 1 bedroom and 1 bathroom. The majority of the units have been updated since 2020, making it a low-maintenance and high-demand asset. Don’t miss out on this income-producing property!

7. 2025-02-15
   listed Active
8. 2025-01-16
   listed $180,000 Active 292-char remark

   Show marketing remark (292 chars)

   Fantastic investment opportunity! This fully-occupied property features 6 all-electric units, each with 1 bedroom and 1 bathroom. The majority of the units have been updated since 2020, making it a low-maintenance and high-demand asset. Don’t miss out on this income-producing property!

9. 2021-08-06
   historical
10. 2020-09-01
    soldstatus $100,000
11. 2020-06-11
    listed $112,000
12. 2007-05-10
    soldstatus $51,500
13. 2007-01-16
    listed $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $76,488
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$6,119
• − Management: −$6,119
• − Depreciation: −$6,106
• Taxable income: $42,188
• Est. tax owed @ 24.0%: −$10,125
• After-tax cash flow: $32,894/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

This 6-unit apartment building requires extensive repairs and updates to improve its condition and value. Significant work is needed on the exterior, roof, flooring, interior walls, and HVAC system.

Repairs flagged

• Major siding — Severe weathering and damage
• Major roof — Missing shingles and exposed framing
• Major flooring — Exposed subflooring and uneven ground
• Major interior walls — Peeling paint and exposed framing
• Major HVAC/mechanicals — Exposed ductwork and missing insulation

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and structural integrity
• Both interior painting and flooring repair — Enhances interior aesthetics and living space
• Both HVAC system replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and damage	Major	$15,000–50,000
roof · Missing shingles and exposed framing	Major	$15,000–50,000
flooring · Exposed subflooring and uneven ground	Major	$15,000–50,000
interior walls · Peeling paint and exposed framing	Major	$15,000–50,000
HVAC/mechanicals · Exposed ductwork and missing insulation	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and structural integrity ↑
• Both interior painting and flooring repair — Enhances interior aesthetics and living space ↑
• Both HVAC system replacement — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Virden

• Score: 60/100
• State rank: #975
• US rank: #18878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Virden, IL
• City population: 3,878
• Population (ZIP): 3,878

Population outlook (Macoupin County) Hauer SSP2

• Today (2025): 42,867 people
• By 2030: 40,796 · -4.8%
• By 2040: 36,135 · -15.7%
• By 2050: 31,469 · -26.6%
• By 2075: 22,102 · -48.4%
• By 2100: 15,380 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Iranian 7% Lithuanian 2% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Macoupin

• 2024 margin: Solid R (+39.2) · D 29.4% · R 68.7% · Other 1.9%
• 2008→2024 swing: -49.0pp toward R · 2008: 9.8pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+35.0 2012: R+7.0 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.41%
• Current HPI: 125.3599
• 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

+281.6% since first listed

13 events — show timeline

• 2026-05-20 Relisted — RMLSA as Distributed by MLS Grid
• 2026-04-29 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-21 Listed $209,900 RMLSA as Distributed by MLS Grid
• 2025-03-18 Sold (MLS) $160,000 RMLSA as Distributed by MLS Grid
• 2025-02-19 Pending — RMLSA as Distributed by MLS Grid
• 2025-02-19 Pending — RMLSA as Distributed by MLS Grid
• 2025-02-15 Listed — RMLSA as Distributed by MLS Grid
• 2025-01-16 Listed $180,000 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2020-09-01 Sold (MLS) $100,000 RMLSA as Distributed by MLS Grid
• 2020-06-11 Listed $112,000 RMLSA as Distributed by MLS Grid
• 2007-05-10 Sold (MLS) $51,500 RMLSA as Distributed by MLS Grid
• 2007-01-16 Listed $55,000 RMLSA as Distributed by MLS Grid