204 W 18th St · Metropolis, IL 62960

$62,900

2 bd · 1.0 ba · 896 sqft · SingleFamily · 46 Days on market

Built 1923 3,750 sqft lot Est $90k · 30% 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 +8.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute little house with newer flooring, new roof, newer ceiling in utility room. 30 Gal gas water heater. Seller will consider Siding Allowance, since old Slate siding needs replaced. Breaker box. Would make nice starter home or rental! DW, stove, fridge, dryer, washer all stay - not sure if all work.

Key facts

• Storage shed
• Convenient location
• 3,750 sq ft lot

Tags

• STORAGE SHED
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: No master association fee required

Exterior

• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story
• Construction: Frame construction; Built over 100 years ago; Built before 1978
• Exterior features: Lot dimensions approximately 50 x 75; Lot under 0.25 acre

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Two bedrooms (main level); Master bedroom on main level
• Flooring: Laminate flooring in bedrooms, dining room, and kitchen; Carpet in living room
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms; Separate dining room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $63k).
• Recommended offer: $61k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.3% in Metropolis — 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 75/100 on livability (#217 in IL, #4,091 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, commute F, employment D-.
• Massac UD 1 (rural): math 24% / reading 28% proficiency, ranked #318 of 620 in IL (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 72 active listings in the ZIP; 5 units permitted in Massac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $435 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Massac County population projected at -28% 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $24k; list at $63k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,013 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1923 — 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 D-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. 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: 1.35% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.89%
• DSCR: 1.80
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $90,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 E 15th St	0.20mi	3/1.0 (+1)	936 (+4%)	13mo	$127,000	$136	67
1900 Simmons St	0.53mi	2/1.0	896 (0%)	10mo	$25,000	$28	67
311 E 10th St	0.50mi	2/1.0	882 (-2%)	15mo	$16,500	$19	62
212 E 19th St St	0.27mi	3/1.0 (+1)	1,000 (+12%)	4mo	$140,000	$140	60
700 W 11th St	0.38mi	2/1.0	810 (-10%)	12mo	$70,000	$86	57
710 E 16th St	0.56mi	2/1.0	978 (+9%)	9mo	$59,900	$61	51
1009 Vienna St	0.29mi	3/1.5 (+1)	1,000 (+12%)	12mo	$43,500	$44	50
2040 Greenview Ave	0.37mi	2/1.0	768 (-14%)	11mo	$105,000	$137	50
705 Catherine St	0.65mi	2/2.0	816 (-9%)	7mo	$82,400	$101	45
1117 Ophia St	0.54mi	2/1.0	780 (-13%)	13mo	$50,000	$64	42
901 Catherine St	0.56mi	3/2.0 (+1)	1,000 (+12%)	11mo	$119,000	$119	36
46 Jon St	0.72mi	3/1.5 (+1)	1,008 (+12%)	13mo	$110,000	$109	27

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $6,531
• Equity at exit: $9,379

10-year hold

• IRR: 18.6%
• Equity multiple: 2.54×
• Total profit: $27,210
• Equity at exit: $5,438

Cash invested: $17,612 (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 62960

• Home prices YoY: -19.6%
• Active inventory: 72
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$51 /mo · $618/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $263

Break-even live

Break-even rent $516

Max offer price $62,900

Occupancy floor 64%

Sensitivity live

Price	-10% $298	-5% $280	+0% $263	+5% $245	+10% $227
Rent	-10% $196	-5% $229	+0% $263	+5% $296	+10% $330
Rate	-1.0pp $294	-0.5pp $279	base $263	+0.5pp $246	+1.0pp $230

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $62,900 Active 46 DOM
2. 2026-06-18
   days on market $62,900 Active 44 DOM
3. 2026-06-17
   days on market $62,900 Active 43 DOM
4. 2026-06-16
   days on market $62,900 Active 42 DOM
5. 2026-06-15
   days on market $62,900 Active 41 DOM
6. 2026-06-13
   days on market $62,900 Active 39 DOM
7. 2026-06-12
   days on market $62,900 Active 38 DOM
8. 2026-06-09
   days on market $62,900 Active 35 DOM
9. 2026-06-08
   days on market $62,900 Active 34 DOM
10. 2026-06-07
    days on market $62,900 Active 33 DOM
11. 2026-06-05
    days on market $62,900 Active 31 DOM
12. 2026-06-04
    days on market $62,900 Active 29 DOM
13. 2026-06-02
    days on market $62,900 Active 28 DOM
14. 2026-06-01
    days on market $62,900 Active 27 DOM
15. 2026-05-31
    days on market $62,900 Active 26 DOM
16. 2026-05-31
    days on market $62,900 Active 25 DOM
17. 2026-05-05
    listed $62,900 Active
18. 2025-03-11
    soldstatus $24,000
19. 2010-08-02
    soldstatus $35,500 301-char remark

    Show marketing remark (301 chars)

    Cute little house with newer flooring, new roof, newer ceiling in utility room. 30 Gal gas water heater. Seller will consider Siding Allowance, since old Slate siding needs replaced. Breaker box. Would make nice starter home or rental! DW, stove, fridge, dryer, washer all stay - not sure if all work.

20. 2010-08-02
    soldstatus $35,500 301-char remark

    Show marketing remark (301 chars)

    Cute little house with newer flooring, new roof, newer ceiling in utility room. 30 Gal gas water heater. Seller will consider Siding Allowance, since old Slate siding needs replaced. Breaker box. Would make nice starter home or rental! DW, stove, fridge, dryer, washer all stay - not sure if all work.

21. 2010-08-02
    soldstatus $35,500

    Show marketing remark (301 chars)

    Cute little house with newer flooring, new roof, newer ceiling in utility room. 30 Gal gas water heater. Seller will consider Siding Allowance, since old Slate siding needs replaced. Breaker box. Would make nice starter home or rental! DW, stove, fridge, dryer, washer all stay - not sure if all work.

22. 2009-03-22
    listed $44,400 301-char remark

    Show marketing remark (301 chars)

    Cute little house with newer flooring, new roof, newer ceiling in utility room. 30 Gal gas water heater. Seller will consider Siding Allowance, since old Slate siding needs replaced. Breaker box. Would make nice starter home or rental! DW, stove, fridge, dryer, washer all stay - not sure if all work.

23. 2009-03-22
    listed $44,400 301-char remark

    Show marketing remark (301 chars)

    Cute little house with newer flooring, new roof, newer ceiling in utility room. 30 Gal gas water heater. Seller will consider Siding Allowance, since old Slate siding needs replaced. Breaker box. Would make nice starter home or rental! DW, stove, fridge, dryer, washer all stay - not sure if all work.

ⓘ 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: $618 · $51/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$405/yr (+$34/mo · 65.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,180
• − Mortgage interest: −$3,523
• − Property taxes: −$618
• − Insurance: −$314
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$1,830
• Taxable income: $2,266
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $2,608/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: Massac UD 1
• NCES district ID: 1725000
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $41,431
• Composite: 22.06/100
• National rank: #8192
• State rank: #318 of 620 in IL

Livability — Metropolis

• Score: 75/100
• State rank: #217
• US rank: #4091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metropolis, IL
• Population (ZIP): 10,823

Population outlook (Massac County) Hauer SSP2

• Today (2025): 13,461 people
• By 2030: 12,675 · -5.8%
• By 2040: 11,124 · -17.4%
• By 2050: 9,711 · -27.9%
• By 2075: 7,253 · -46.1%
• By 2100: 5,666 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Massac

• 2024 margin: Solid R (+48.8) · D 25.2% · R 74.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -23.4pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+48.0 2016: R+49.6 2012: R+33.7 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.38%
• Current HPI: 137.0772
• 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

+41.7% since first listed

7 events — show timeline

• 2026-05-05 Listed $62,900 MRED as Distributed by MLS Grid
• 2025-03-11 Sold (Public Records) $24,000 Public Records
• 2010-08-02 Sold (Public Records) $35,500 Public Records
• 2010-08-02 Sold (MLS) $35,500 MRED as Distributed by MLS Grid
• 2010-08-02 Sold (MLS) $35,500 RMLSA as Distributed by MLS Grid
• 2009-03-22 Listed $44,400 MRED as Distributed by MLS Grid
• 2009-03-22 Listed $44,400 RMLSA as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2024): $618 · -1.5% YoY. Source: county tax records.