1018 S 25th St · Mount Vernon, IL 62864

$45,000

2 bd · 1.0 ba · 768 sqft · Other · 89 Days on market

Built 1920 3,920 sqft lot

---

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
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and cozy home, perfectly located just around the corner from the park! This well-maintained property comfort, convenience, and great value. Features: 2 spacious bedrooms 1 full bathroom Bright living room with natural light Functional kitchen with beautiful fixtures Cozy corner layout with a warm, inviting feel Situated on a generous quarter-acre lot Move-in ready condition No known issues - being sold as-is Location Perks: Quiet neighborhood Walking distance to the park Great for small families, first-time buyers, or investors This home is for anyone looking for a peaceful space with room to enjoy both indoors and out.

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1920

Tags

• WALKING DISTANCE TO THE PARK

Property features AI

Finance

• Other: Possession at closing; Listing does not hold earnest money
• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces (off-site)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Property is over 100 years old; Built before 1978
• Construction: Metal roof
• Exterior features: 50 x 75 lot dimensions; Lot less than 0.25 acre; Aluminum siding

Interior

• Kitchen: Kitchen on the main level, approximately 12 x 8
• Bedrooms: Two bedrooms (both on the main level); Master bedroom on the main level, approximately 10 x 10; Second bedroom on the main level, approximately 10 x 10
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Wall-unit cooling
• Interior features: Six total rooms; School bus service available
• Laundry & utility: Main-level laundry room, approximately 5 x 15

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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; 2 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 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 $16k; list at $45k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1920 — 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 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?
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: 2.43% ✓
• Cap rate: 20.92%
• Cash-on-cash: 52.22%
• DSCR: 3.32
• GRM: 3.4

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: 50.2%
• Equity multiple: 3.19×
• Total profit: $27,652
• Equity at exit: $6,710

10-year hold

• IRR: 55.6%
• Equity multiple: 6.49×
• Total profit: $69,126
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $548

Break-even live

Break-even rent $398

Max offer price $45,000

Occupancy floor 45%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1407 S 34th St Mt Vernon, IL	1.0–2.0	1.0–2.0	806	$1,310	$1.63	43d	7	0.66mi
4100 Willow Spgs Mount Vernon, IL	2.0–3.0	1.0–1.5	847	$736	$0.87	43d	1	1.03mi

Listing history 18 events

1. 2026-06-18
   days on market $45,000 Active 89 DOM
2. 2026-06-17
   days on market $45,000 Active 88 DOM
3. 2026-06-16
   days on market $45,000 Active 87 DOM
4. 2026-06-15
   days on market $45,000 Active 86 DOM
5. 2026-06-13
   days on market $45,000 Active 84 DOM
6. 2026-06-12
   days on market $45,000 Active 83 DOM
7. 2026-06-09
   days on market $45,000 Active 80 DOM
8. 2026-06-08
   days on market $45,000 Active 79 DOM
9. 2026-06-07
   days on market $45,000 Active 78 DOM
10. 2026-06-07
    days on market $45,000 Active 77 DOM
11. 2026-06-04
    days on market $45,000 Active 74 DOM
12. 2026-06-02
    days on market $45,000 Active 73 DOM
13. 2026-06-01
    days on market $45,000 Active 72 DOM
14. 2026-05-31
    days on market $45,000 Active 71 DOM
15. 2026-05-31
    days on market $45,000 Active 70 DOM
16. 2026-03-20
    listed $45,000 Active
17. 2005-05-23
    soldstatus $16,500
18. 2005-03-05
    listed $20,000

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $868 · $72/mo
• Expected delta: +$154/yr (+$13/mo · 21.6%)

ⓘ 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 ≥106°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: $13,102
• − Mortgage interest: −$2,521
• − Property taxes: −$714
• − Insurance: −$225
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$1,309
• Taxable income: $6,237
• Est. tax owed @ 24.0%: −$1,497
• After-tax cash flow: $5,083/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

+125.0% since first listed

3 events — show timeline

• 2026-03-20 Listed $45,000 MRED as Distributed by MLS Grid
• 2005-05-23 Sold (MLS) $16,500 RMLSA as Distributed by MLS Grid
• 2005-03-05 Listed $20,000 RMLSA as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2024): $714 · +7.5% YoY. Source: county tax records.