210 N 4th St · Benld, IL 62009

$107,000

2 bd · 1.0 ba · 1,550 sqft · SingleFamily · 14 Days on market

Built 1920 7,000 sqft lot Est $164k · 35% under

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Why this score? — see what drove the C 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 210 N 4th Street in Benld! This charming raised-ranch home offers a functional layout with plenty of potential. Enter through the rear entrance into a convenient mudroom featuring laundry hookups tucked neatly into a closet. The main level includes a spacious kitchen, comfortable living room, dining room, one bedroom, and a full bathroom. Upstairs, you'll find an additional bedroom along with a versatile bonus room that can serve as a home office, playroom, hobby space, or guest area. The full unfinished basement provides abundant storage and additional utility space, complete with a walkout door leading to the front yard. Outside, enjoy a fenced backyard ideal for pets, gardenin

Key facts

• Spacious kitchen
• Living room
• Bonus room

Tags

• MUDROOM
• LAUNDRY HOOKUPS
• SPACIOUS KITCHEN
• LIVING ROOM
• DINING ROOM
• BONUS ROOM

Property features AI

Finance

• Other: Living area reported as 1,550 (source: public records)
• Financial info: Lease considered
• HOA & community: No HOA information provided

Exterior

• Parking: Detached or attached garage not specified, 1 garage space
• Security: No security features provided
• Utilities: Public water; Public sewer; Electric service: Ameren; Natural gas available
• Home design: Single-family residence; Residential property; Bank-owned; Entry level and facing direction not provided
• Construction: Vinyl siding; Year built not provided; Basement present
• Exterior features: Covered patio; Patio; Fenced backyard

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms total; 1 bedroom on the main level; 1 bedroom on the upper level
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Window air conditioning units
• Interior features: Full basement; Two levels
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $171 ($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 $106k (0.8% below list).
• Recommended offer: $106k (0.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#712 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Gillespie CUSD 7 (town): math 14% / reading 20% proficiency, ranked #485 of 620 in IL (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gillespie High School (math 27% / reading 32%, grade F, #187 of 693 statewide, top 30%, 340 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 30% at this address vs 17% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Gillespie CUSD 7 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 4 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 $740 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $54k; list at $107k implies a 98% 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 $106,164 (0.8% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
5. 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.
6. 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: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $164,300
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 S 7th St	0.38mi	2/1.0	1,400 (-10%)	20mo	$96,000	$69	50
807 E Central Ave	0.34mi	3/2.5 (+1)	1,725 (+11%)	13mo	$270,000	$157	44
507 N Main St	0.21mi	3/2.0 (+1)	1,361 (-12%)	21mo	$144,900	$106	44

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-6,462
• Equity at exit: $15,954

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $8,299
• Equity at exit: $9,251

Cash invested: $29,960 (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 62009

• Home prices YoY: -13.1%
• Active inventory: 4
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $171

Break-even live

Break-even rent $845

Max offer price $107,000

Occupancy floor 79%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $107,000 Active 14 DOM
2. 2026-06-17
   days on market $107,000 Active 13 DOM
3. 2026-06-16
   days on market $107,000 Active 12 DOM
4. 2026-06-15
   days on market $107,000 Active 11 DOM
5. 2026-06-13
   days on market $107,000 Active 9 DOM
6. 2026-06-12
   days on market $107,000 Active 8 DOM
7. 2026-06-09
   days on market $107,000 Active 5 DOM
8. 2026-06-08
   days on market $107,000 Active 4 DOM
9. 2026-06-07
   days on market $107,000 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $107,000 Active 1 DOM

ⓘ 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: $741 · $62/mo
• Projected year-2 tax: $1,585 · $132/mo
• Expected delta: +$844/yr (+$70/mo · 113.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,740
• − Mortgage interest: −$5,994
• − Property taxes: −$741
• − Insurance: −$535
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$3,113
• Taxable income: $319
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $1,978/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: Gillespie CUSD 7
• NCES district ID: 1716680
• Math proficiency: 14% ▼ -12.00%
• Reading proficiency: 20% ▼ -19.00%
• Median HH income: $41,399
• Composite: 14.59/100
• National rank: #9413
• State rank: #485 of 620 in IL

Livability — Benld

• Score: 64/100
• State rank: #712
• US rank: #14478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benld, IL
• City population: 1,746
• Population (ZIP): 1,746

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 1%
• Common ancestry: Slovak 3% Romanian 1% Scotch-Irish 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · German/W. Germanic 2%

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: ▼ -19.11%
• Current HPI: 127.2489
• 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

+98.1% since first listed

2 events — show timeline

• 2026-06-04 Listed $107,000 MARIS as Distributed by MLS Grid
• 2020-03-16 Sold (Public Records) $54,000 Public Records

Property tax history

+15.3%/yr

Latest (2024): $741 · -32.0% YoY. Source: county tax records.