224 Vine St · Greenville, IL 62246

$155,000

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 212 Days on market

Built 1940 6,120 sqft lot $114/sqft · 20% above area Est $173k · 10% under

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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).

• ARV discount +12.1/15.0
• Cash flow +10.2/30.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Updated 3-Bed, 2.5-Bath Home on a Spacious Corner Lot Discover comfort and convenience in this freshly remodeled 3-bedroom, 2.5-bath home offering 1,800 sq ft of modern living. The 2024 main-floor renovation features new laminate flooring throughout, a bright and welcoming foyer, and soaring ceilings that create an open, airy feel. The main level includes a private primary suite with an updated bathroom, plus main-floor laundry for easy everyday living. The kitchen shines with all-new appliances (2024), offering a clean and contemporary setup ready for move-in. Outside, enjoy an oversized attached 2-car garage plus an additional detached 1-car garage—perfect for extra storage, a workshop, or hobby space. A brand-new roof (2024) adds peace of mind, and the corner lot provides added privacy and curb appeal. A well-updated home with modern upgrades—truly move-in ready.

Key facts

• 6,120 sq ft lot
• 3 garage spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (24.8% below list).
• Recommended offer: $116k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.0% in Greenville — 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 62/100 on livability (#881 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, schools F, amenities F.
• Bond County CUSD 2 (town): math 35% / reading 41% proficiency, ranked #345 of 919 in IL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 35 units permitted in Bond 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 $5k of value loss. Plan a longer hold.
• Bond County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $155k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $116,499 (24.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.75% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 11.1

CMA / ARV

• ARV (median comp): $172,642
• List price: $155,000
• Delta: -10.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 S Prairie St	0.05mi	3/2.0	1,334 (-2%)	9mo	$175,000	$131	84
420 S Spruce St	0.08mi	3/2.0	1,440 (+6%)	2mo	$165,000	$115	80
505 W College Ave	0.39mi	2/1.0 (-1)	1,350 (-0%)	4mo	$165,000	$122	73
502 Stephen Ave	0.26mi	4/1.0 (+1)	1,375 (+1%)	9mo	$110,000	$80	73
520 S Fifth St	0.36mi	3/2.0	1,424 (+5%)	0mo	$179,000	$126	70
705 E College Ave	0.34mi	3/1.5	1,200 (-12%)	1mo	$98,500	$82	62
924 Durley St	0.61mi	3/2.0	1,412 (+4%)	1mo	$125,000	$89	60
405 W Spring St	0.31mi	3/2.0	1,532 (+13%)	1mo	$209,000	$136	59
421 N Locust St	0.35mi	3/2.0	1,533 (+13%)	1mo	$159,900	$104	58
500 E Beaumont Ave	0.48mi	2/1.0 (-1)	1,440 (+6%)	9mo	$125,000	$87	55
519 Ward St	0.24mi	2/2.0 (-1)	1,182 (-13%)	4mo	$110,000	$93	55
712 La Due Pl	0.55mi	3/1.0	1,214 (-10%)	7mo	$162,500	$134	52

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-30,818
• Equity at exit: $23,111

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-34,234
• Equity at exit: $13,402

Cash invested: $43,400 (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 62246

• Home prices YoY: -21.6%
• Active inventory: 57
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-89

Break-even live

Break-even rent $1,278

Max offer price $139,242

Occupancy floor —

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $155,000 Active 212 DOM
2. 2026-06-17
   days on market $155,000 Active 211 DOM
3. 2026-06-16
   days on market $155,000 Active 210 DOM
4. 2026-06-16
   price $155,000 Active 209 DOM
5. 2026-06-15
   days on market $160,000 Active 209 DOM
6. 2026-06-13
   days on market $160,000 Active 207 DOM
7. 2026-06-12
   days on market $160,000 Active 206 DOM
8. 2026-06-09
   days on market $160,000 Active 203 DOM
9. 2026-06-08
   days on market $160,000 Active 202 DOM
10. 2026-06-07
    days on market $160,000 Active 201 DOM
11. 2026-06-07
    days on market $160,000 Active 200 DOM
12. 2026-06-04
    days on market $160,000 Active 197 DOM
13. 2026-06-02
    days on market $160,000 Active 196 DOM
14. 2026-06-01
    days on market $160,000 Active 195 DOM
15. 2026-05-31
    days on market $160,000 Active 194 DOM
16. 2026-05-31
    days on market $160,000 Active 193 DOM
17. 2026-04-08
    price $160,000 902-char remark

    Show marketing remark (902 chars)

    Beautifully Updated 3-Bed, 2.5-Bath Home on a Spacious Corner Lot Discover comfort and convenience in this freshly remodeled 3-bedroom, 2.5-bath home offering 1,800 sq ft of modern living. The 2024 main-floor renovation features new laminate flooring throughout, a bright and welcoming foyer, and soaring ceilings that create an open, airy feel. The main level includes a private primary suite with an updated bathroom, plus main-floor laundry for easy everyday living. The kitchen shines with all-new appliances (2024), offering a clean and contemporary setup ready for move-in. Outside, enjoy an oversized attached 2-car garage plus an additional detached 1-car garage—perfect for extra storage, a workshop, or hobby space. A brand-new roof (2024) adds peace of mind, and the corner lot provides added privacy and curb appeal. A well-updated home with modern upgrades—truly move-in ready.

18. 2025-11-19
    listed $165,000 Active 902-char remark

    Show marketing remark (902 chars)

    Beautifully Updated 3-Bed, 2.5-Bath Home on a Spacious Corner Lot Discover comfort and convenience in this freshly remodeled 3-bedroom, 2.5-bath home offering 1,800 sq ft of modern living. The 2024 main-floor renovation features new laminate flooring throughout, a bright and welcoming foyer, and soaring ceilings that create an open, airy feel. The main level includes a private primary suite with an updated bathroom, plus main-floor laundry for easy everyday living. The kitchen shines with all-new appliances (2024), offering a clean and contemporary setup ready for move-in. Outside, enjoy an oversized attached 2-car garage plus an additional detached 1-car garage—perfect for extra storage, a workshop, or hobby space. A brand-new roof (2024) adds peace of mind, and the corner lot provides added privacy and curb appeal. A well-updated home with modern upgrades—truly move-in ready.

19. 2025-11-18
    historical $165,000 902-char remark

    Show marketing remark (902 chars)

    Beautifully Updated 3-Bed, 2.5-Bath Home on a Spacious Corner Lot Discover comfort and convenience in this freshly remodeled 3-bedroom, 2.5-bath home offering 1,800 sq ft of modern living. The 2024 main-floor renovation features new laminate flooring throughout, a bright and welcoming foyer, and soaring ceilings that create an open, airy feel. The main level includes a private primary suite with an updated bathroom, plus main-floor laundry for easy everyday living. The kitchen shines with all-new appliances (2024), offering a clean and contemporary setup ready for move-in. Outside, enjoy an oversized attached 2-car garage plus an additional detached 1-car garage—perfect for extra storage, a workshop, or hobby space. A brand-new roof (2024) adds peace of mind, and the corner lot provides added privacy and curb appeal. A well-updated home with modern upgrades—truly move-in ready.

20. 2024-02-21
    status Pending 520-char remark

    Show marketing remark (520 chars)

    Come check out this home located in the heart of Greenville! This home boasts three bedrooms with ample closet space, a full bath, and a half bath. And a sunroom and a convenient laundry area. But that's not all! This home comes with not one, but two garages - a massive attached 2-car garage that can easily double as a workshop, and a separate detached garage. Plus, Greenville University is just a minute away! You don't want to miss out on this incredible opportunity. Keep in mind that the home is being sold AS-IS.

21. 2024-02-20
    soldstatus Closed 520-char remark

    Show marketing remark (520 chars)

    Come check out this home located in the heart of Greenville! This home boasts three bedrooms with ample closet space, a full bath, and a half bath. And a sunroom and a convenient laundry area. But that's not all! This home comes with not one, but two garages - a massive attached 2-car garage that can easily double as a workshop, and a separate detached garage. Plus, Greenville University is just a minute away! You don't want to miss out on this incredible opportunity. Keep in mind that the home is being sold AS-IS.

22. 2024-01-24
    historical Active Under Contract 520-char remark

    Show marketing remark (520 chars)

    Come check out this home located in the heart of Greenville! This home boasts three bedrooms with ample closet space, a full bath, and a half bath. And a sunroom and a convenient laundry area. But that's not all! This home comes with not one, but two garages - a massive attached 2-car garage that can easily double as a workshop, and a separate detached garage. Plus, Greenville University is just a minute away! You don't want to miss out on this incredible opportunity. Keep in mind that the home is being sold AS-IS.

23. 2024-01-12
    price $75,000 520-char remark

    Show marketing remark (520 chars)

    Come check out this home located in the heart of Greenville! This home boasts three bedrooms with ample closet space, a full bath, and a half bath. And a sunroom and a convenient laundry area. But that's not all! This home comes with not one, but two garages - a massive attached 2-car garage that can easily double as a workshop, and a separate detached garage. Plus, Greenville University is just a minute away! You don't want to miss out on this incredible opportunity. Keep in mind that the home is being sold AS-IS.

24. 2023-12-29
    status Active 520-char remark

    Show marketing remark (520 chars)

    Come check out this home located in the heart of Greenville! This home boasts three bedrooms with ample closet space, a full bath, and a half bath. And a sunroom and a convenient laundry area. But that's not all! This home comes with not one, but two garages - a massive attached 2-car garage that can easily double as a workshop, and a separate detached garage. Plus, Greenville University is just a minute away! You don't want to miss out on this incredible opportunity. Keep in mind that the home is being sold AS-IS.

25. 2023-12-27
    historical 520-char remark

    Show marketing remark (520 chars)

    Come check out this home located in the heart of Greenville! This home boasts three bedrooms with ample closet space, a full bath, and a half bath. And a sunroom and a convenient laundry area. But that's not all! This home comes with not one, but two garages - a massive attached 2-car garage that can easily double as a workshop, and a separate detached garage. Plus, Greenville University is just a minute away! You don't want to miss out on this incredible opportunity. Keep in mind that the home is being sold AS-IS.

26. 2023-12-27
    listed $85,000 Active 520-char remark

    Show marketing remark (520 chars)

    Come check out this home located in the heart of Greenville! This home boasts three bedrooms with ample closet space, a full bath, and a half bath. And a sunroom and a convenient laundry area. But that's not all! This home comes with not one, but two garages - a massive attached 2-car garage that can easily double as a workshop, and a separate detached garage. Plus, Greenville University is just a minute away! You don't want to miss out on this incredible opportunity. Keep in mind that the home is being sold AS-IS.

27. 2023-12-16
    historical $85,000 520-char remark

    Show marketing remark (520 chars)

    Come check out this home located in the heart of Greenville! This home boasts three bedrooms with ample closet space, a full bath, and a half bath. And a sunroom and a convenient laundry area. But that's not all! This home comes with not one, but two garages - a massive attached 2-car garage that can easily double as a workshop, and a separate detached garage. Plus, Greenville University is just a minute away! You don't want to miss out on this incredible opportunity. Keep in mind that the home is being sold AS-IS.

28. 2008-04-22
    soldstatus $69,000

ⓘ 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: $1,585 · $132/mo
• Projected year-2 tax: $2,552 · $213/mo
• Expected delta: +$967/yr (+$81/mo · 61.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,980
• − Mortgage interest: −$8,682
• − Property taxes: −$1,585
• − Insurance: −$775
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$4,509
• Taxable loss: −$3,809
• Est. tax savings @ 24.0%: +$914
• After-tax cash flow: $-156/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: Bond County CUSD 2
• NCES district ID: 1717730
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $51,996
• Composite: 35.52/100
• National rank: #9740
• State rank: #345 of 919 in IL

Livability — Greenville

• Score: 62/100
• State rank: #881
• US rank: #17140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, IL
• Population (ZIP): 9,946

Population outlook (Bond County) Hauer SSP2

• Today (2025): 15,651 people
• By 2030: 15,008 · -4.1%
• By 2040: 13,490 · -13.8%
• By 2050: 12,002 · -23.3%
• By 2075: 9,019 · -42.4%
• By 2100: 6,539 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Bond

• 2024 margin: Solid R (+44.8) · D 26.5% · R 71.3% · Other 2.2%
• 2008→2024 swing: -43.5pp toward R · 2008: -1.3pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.0 2016: R+37.8 2012: R+14.7 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.39%
• Current HPI: 168.0802
• 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

+131.9% since first listed

12 events — show timeline

• 2026-04-08 Price Changed $160,000 MARIS as Distributed by MLS Grid
• 2025-11-19 Listed $165,000 MARIS as Distributed by MLS Grid
• 2025-11-18 Coming Soon $165,000 MARIS as Distributed by MLS Grid
• 2024-02-21 Pending — MARIS as Distributed by MLS Grid
• 2024-02-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-01-24 Contingent — MARIS as Distributed by MLS Grid
• 2024-01-12 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2023-12-29 Relisted — MARIS as Distributed by MLS Grid
• 2023-12-27 Delisted — MARIS as Distributed by MLS Grid
• 2023-12-27 Listed $85,000 MARIS as Distributed by MLS Grid
• 2023-12-16 Coming Soon $85,000 MARIS as Distributed by MLS Grid
• 2008-04-22 Sold (Public Records) $69,000 Public Records

Property tax history

-0.2%/yr

Latest (2024): $1,585 · -24.0% YoY. Source: county tax records.