19855 N Prior Ln · Dix, IL 62864

$79,999

2 bd · 1.0 ba · 1,480 sqft · Other · 39 Days on market

Built 1931 1.35 ac lot $54/sqft · 40% below area Est $133k · 40% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brick ranch on a large lot. Tons of potential, property will need repairs, to be sold As-Is.

Key facts

• 1.35 acre lot
• Garage
• Built 1931

Property features AI

Finance

• Other: Property located in unincorporated Mount Vernon township
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage with garage door opener (1 garage space; 1 total parking space)
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Detached single-family home; One-story; Fee simple ownership with homeowners association
• Construction: Frame construction with wood siding; Built approximately 91–100 years ago; Built before 1978
• Exterior features: Deck; Wooded lot

Interior

• Kitchen: Kitchen on main level (6 x 11); Dishwasher; Range; Refrigerator
• Bedrooms: Main level master bedroom (10 x 11); Main level second bedroom (10 x 11)
• Flooring: Laminate flooring in bedrooms, kitchen, dining room, and living room; Carpet in family room; Vinyl in laundry room
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas and propane heating sources; Wood heat option; Central air conditioning
• Interior features: Window treatments; Six total rooms
• Laundry & utility: Main level laundry room (6 x 12); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,257 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, crime D-, amenities F.
• Market conditions: 191 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,599 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.47% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.96%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (median comp): $132,997
• List price: $79,999
• Delta: -28.57%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $8,431
• Equity at exit: $11,928

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $35,007
• Equity at exit: $6,917

Cash invested: $22,400 (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 62864

• Active inventory: 191
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $335

Break-even live

Break-even rent $750

Max offer price $79,999

Occupancy floor 66%

Sensitivity live

Price	-10% $381	-5% $358	+0% $335	+5% $313	+10% $290
Rent	-10% $242	-5% $289	+0% $335	+5% $382	+10% $428
Rate	-1.0pp $376	-0.5pp $356	base $335	+0.5pp $315	+1.0pp $293

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   pricedays on market $79,999 Active 39 DOM
2. 2026-06-18
   days on market $95,000 Active 37 DOM
3. 2026-06-17
   days on market $95,000 Active 36 DOM
4. 2026-06-16
   days on market $95,000 Active 35 DOM
5. 2026-06-15
   days on market $95,000 Active 34 DOM
6. 2026-06-13
   days on market $95,000 Active 32 DOM
7. 2026-06-12
   days on market $95,000 Active 31 DOM
8. 2026-06-09
   days on market $95,000 Active 28 DOM
9. 2026-06-08
   days on market $95,000 Active 27 DOM
10. 2026-06-07
    days on market $95,000 Active 26 DOM
11. 2026-06-05
    days on market $95,000 Active 24 DOM
12. 2026-06-04
    days on market $95,000 Active 22 DOM
13. 2026-06-02
    days on market $95,000 Active 21 DOM
14. 2026-06-01
    days on market $95,000 Active 20 DOM
15. 2026-05-31
    days on market $95,000 Active 19 DOM
16. 2026-05-31
    days on market $95,000 Active 18 DOM
17. 2026-05-12
    listed $105,000 Active 92-char remark
18. 2021-08-06
    historical
19. 2021-08-06
    historical
20. 2021-08-06
    historical
21. 2017-07-20
    historical
22. 2016-05-27
    soldstatus $80,000
23. 2016-05-27
    soldstatus $80,000
24. 2015-11-17
    listed $84,500
25. 2015-11-17
    listed $84,500
26. 2010-02-19
    soldstatus $69,000
27. 2010-02-15
    soldstatus $69,000
28. 2010-02-15
    soldstatus $69,000
29. 2009-08-15
    listed $72,900
30. 2009-08-15
    listed $72,900
31. 2002-07-04
    historical
32. 2000-10-04
    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: $1,677 · $140/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: +$69/yr (+$6/mo · 4.1%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,094
• − Mortgage interest: −$4,481
• − Property taxes: −$1,677
• − Insurance: −$400
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,327
• Taxable income: $2,954
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $3,314/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)

No district data.

Livability — Dix

• Score: 55/100
• State rank: #1257
• US rank: #23641

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+30.3% since first listed

17 events — show timeline

• 2026-05-25 Price Changed $95,000 MRED as Distributed by MLS Grid
• 2026-05-12 Listed $105,000 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
• 2017-07-20 Listing Removed — MRED as Distributed by MLS Grid
• 2016-05-27 Sold (MLS) $80,000 RMLSA as Distributed by MLS Grid
• 2016-05-27 Sold (MLS) $80,000 MRED as Distributed by MLS Grid
• 2015-11-17 Listed $84,500 RMLSA as Distributed by MLS Grid
• 2015-11-17 Listed $84,500 MRED as Distributed by MLS Grid
• 2010-02-19 Sold (Public Records) $69,000 Public Records
• 2010-02-15 Sold (MLS) $69,000 RMLSA as Distributed by MLS Grid
• 2010-02-15 Sold (MLS) $69,000 MRED as Distributed by MLS Grid
• 2009-08-15 Listed $72,900 RMLSA as Distributed by MLS Grid
• 2009-08-15 Listed $72,900 MRED as Distributed by MLS Grid
• 2002-07-04 Listing Removed — MRED as Distributed by MLS Grid
• 2000-10-04 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2024): $1,677 · +4.3% YoY. Source: county tax records.