603 English St · Jerseyville, IL 62052

$71,900

2 bd · 1.0 ba · 819 sqft · SingleFamily · 112 Days on market

Built 1952 $88/sqft · 28% below area Est $99k · 28% 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 +25.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +6.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lovely freshly remodeled, 2 bedroom, beautiful original hardwood floors . plus water laminate , central heat , new stove and refrigerator , upscale bathroom, washer dryer hookup, bonus kitchen / utility area new cabinets and countertop and sink , ceiling fans in all rooms , newer storage in back yard , good location , make this lovely home your own

Key facts

• Central heat
• New stove
• Upscale bathroom

Tags

• ORIGINAL HARDWOOD FLOORS
• CENTRAL HEAT
• NEW STOVE
• NEW REFRIGERATOR
• UPSCALE BATHROOM
• WASHER DRYER HOOKUP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $72k).
• Recommended offer: $65k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.6% in Jerseyville — 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 72/100 on livability (#327 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities D+, commute F.
• Jersey CUSD 100 (town): math 25% / reading 32% proficiency, ranked #260 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 90 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 101 units permitted in Jersey County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($497 loan paydown + $7k appreciation (10.0% local appreciation)).
• Jersey County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $72k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,429 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (median comp): $99,479
• List price: $71,900
• Delta: -27.72%
• 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
604 W Spruce St	0.25mi	2/1.0	816 (-0%)	0mo	$130,500	$160	88
403 Lincoln Ave	0.17mi	2/1.0	845 (+3%)	2mo	$71,500	$85	85
713 Harrison St	0.07mi	3/1.0 (+1)	775 (-5%)	6mo	$80,000	$103	78
101 S Liberty St	0.40mi	2/1.0	816 (-0%)	4mo	$99,900	$122	77
308 Lincoln Ave	0.24mi	2/1.0	856 (+4%)	8mo	$98,500	$115	74
404 Hollow Ave	0.13mi	2/1.0	882 (+8%)	13mo	$129,990	$147	70
206 Hollow Ave	0.13mi	2/1.0	745 (-9%)	11mo	$87,000	$117	69
907 W Exchange St	0.35mi	2/1.0	720 (-12%)	0mo	$120,000	$167	63
202 Snedeker St	0.47mi	2/1.0	896 (+9%)	12mo	$115,000	$128	52
1115 W Carpenter St	0.52mi	2/1.0	753 (-8%)	12mo	$125,000	$166	52
705 S Arch St	0.68mi	2/1.0	885 (+8%)	6mo	$54,900	$62	50
313 E Prairie St	0.70mi	2/1.0	887 (+8%)	9mo	$99,000	$112	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 3.49×
• Total profit: $50,153
• Equity at exit: $64,773

10-year hold

• IRR: 27.5%
• Equity multiple: 7.91×
• Total profit: $139,094
• Equity at exit: $139,686

Cash invested: $20,132 (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 62052

• Home prices YoY: 10.2%
• Active inventory: 90
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$377
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $172

Break-even live

Break-even rent $637

Max offer price $71,900

Occupancy floor 75%

Sensitivity live

Price	-10% $213	-5% $193	+0% $172	+5% $152	+10% $132
Rent	-10% $105	-5% $139	+0% $172	+5% $206	+10% $240
Rate	-1.0pp $209	-0.5pp $191	base $172	+0.5pp $154	+1.0pp $135

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: $17,975
• Closing costs: $2,157
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 George St Unit K Jerseyville, IL	2.0	1.0	800	$775	$0.97	11d	1	1.03mi
211 W County Rd Jerseyville, IL	2.0	1.0	786	$950	$1.21	3d	1	1.20mi

Listing history 15 events

1. 2026-06-21
   days on market $71,900 Active 112 DOM
2. 2026-06-18
   days on market $71,900 Active 109 DOM
3. 2026-06-17
   days on market $71,900 Active 108 DOM
4. 2026-06-16
   days on market $71,900 Active 107 DOM
5. 2026-06-15
   days on market $71,900 Active 106 DOM
6. 2026-06-13
   days on market $71,900 Active 104 DOM
7. 2026-06-09
   days on market $71,900 Active 100 DOM
8. 2026-06-08
   days on market $71,900 Active 99 DOM
9. 2026-06-07
   days on market $71,900 Active 98 DOM
10. 2026-06-03
    days on market $71,900 Active 94 DOM
11. 2026-06-02
    days on market $71,900 Active 93 DOM
12. 2026-06-01
    days on market $71,900 Active 92 DOM
13. 2026-05-31
    days on market $71,900 Active 91 DOM
14. 2026-02-25
    listed $71,900 Active 350-char remark

    Show marketing remark (350 chars)

    Lovely freshly remodeled, 2 bedroom, beautiful original hardwood floors . plus water laminate , central heat , new stove and refrigerator , upscale bathroom, washer dryer hookup, bonus kitchen / utility area new cabinets and countertop and sink , ceiling fans in all rooms , newer storage in back yard , good location , make this lovely home your own

15. 2019-02-04
    soldstatus $30,000

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$239/yr (+$20/mo · 20.7%)

ⓘ 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 100% 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: $10,262
• − Mortgage interest: −$4,028
• − Property taxes: −$1,155
• − Insurance: −$360
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$2,092
• Taxable income: $987
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $1,831/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: Jersey CUSD 100
• NCES district ID: 1720430
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 32% ▼ -14.00%
• Median HH income: $52,066
• Composite: 25.13/100
• National rank: #7522
• State rank: #260 of 620 in IL

Livability — Jerseyville

• Score: 72/100
• State rank: #327
• US rank: #6498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jerseyville, IL
• City population: 12,483
• Population (ZIP): 12,483

Population outlook (Jersey County) Hauer SSP2

• Today (2025): 21,031 people
• By 2030: 20,138 · -4.2%
• By 2040: 18,077 · -14.0%
• By 2050: 15,882 · -24.5%
• By 2075: 11,718 · -44.3%
• By 2100: 8,546 · -59.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jersey

• 2024 margin: Solid R (+50.2) · D 24.1% · R 74.3% · Other 1.6%
• 2008→2024 swing: -47.5pp toward R · 2008: -2.7pp · 2024: -50.2pp
• All cycles: 2024: R+50.2 2020: R+48.1 2016: R+46.4 2012: R+23.9 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.63%
• Current HPI: 255.48
• 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

+139.7% since first listed

2 events — show timeline

• 2026-02-25 Listed $71,900 Fizber.com
• 2019-02-04 Sold (Public Records) $30,000 Public Records

Property tax history

+0.8%/yr

Latest (2024): $1,155 · +83.1% YoY. Source: county tax records.