717 E 12th St · Metropolis, IL 62960

$20,000

3 bd · 1.0 ba · 1,371 sqft · SingleFamily · 1 Days on market

Built 1924

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Spacious 3BR/1 home with easy access to Paducah. Home has an updated kitchen with newer cabinets & backsplash. The upstairs bedroom could easily be converted into a family/game room or just used for extra storage. 1 car attached carport. Refrigerator - Stove

Key facts

• Newer cabinets
• Attached carport
• Upstairs bedroom

Tags

• UPDATED KITCHEN
• NEWER CABINETS
• BACKSPLASH
• UPSTAIRS BEDROOM
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 51.7% 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: 73 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1924 — 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 $20,000

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 5.93% ✓
• Cap rate: 51.66%
• Cash-on-cash: 162.01%
• DSCR: 8.21
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $104,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 Girard St	0.36mi	3/1.0	1,197 (-13%)	0mo	$19,000	$16	62
312 E 12th St	0.29mi	3/2.0	1,450 (+6%)	15mo	$110,000	$76	60
1800 Butler St	0.42mi	3/1.5	1,435 (+5%)	13mo	$83,500	$58	60
2 Dove Ln	0.22mi	3/2.0	1,570 (+14%)	2mo	$215,000	$137	60
2 Eagle Ln	0.19mi	3/2.0	1,500 (+9%)	14mo	$180,400	$120	60
1110 Girard St	0.33mi	3/1.0	1,481 (+8%)	18mo	$119,900	$81	56
309 E 9th St	0.42mi	2/1.0 (-1)	1,280 (-7%)	11mo	$96,700	$76	55
807 E 5th St	0.64mi	3/1.0	1,296 (-6%)	12mo	$75,000	$58	51
1509 Ferry St	0.53mi	3/1.0	1,458 (+6%)	21mo	$147,500	$101	47
1002 Ferry St	0.52mi	3/1.5	1,200 (-12%)	8mo	$59,000	$49	46
718 Girard St	0.52mi	2/1.0 (-1)	1,200 (-12%)	8mo	$73,000	$61	43
204 W 19th St	0.71mi	2/2.0 (-1)	1,250 (-9%)	14mo	$50,000	$40	31

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: —
• Equity multiple: 9.03×
• Total profit: $44,956
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 19.09×
• Total profit: $101,331
• Equity at exit: $1,729

Cash invested: $5,600 (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: 73
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $756

Break-even live

Break-even rent $229

Max offer price $20,000

Occupancy floor 31%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-26
   listed $20,000 Active
2. 2015-12-11
   soldstatus $48,000 262-char remark

   Show marketing remark (262 chars)

   Spacious 3BR/1 home with easy access to Paducah. Home has an updated kitchen with newer cabinets & backsplash. The upstairs bedroom could easily be converted into a family/game room or just used for extra storage. 1 car attached carport. Refrigerator - Stove

3. 2015-12-11
   soldstatus $48,000 262-char remark

   Show marketing remark (262 chars)

   Spacious 3BR/1 home with easy access to Paducah. Home has an updated kitchen with newer cabinets & backsplash. The upstairs bedroom could easily be converted into a family/game room or just used for extra storage. 1 car attached carport. Refrigerator - Stove

4. 2015-04-27
   listed $49,900 262-char remark

   Show marketing remark (262 chars)

   Spacious 3BR/1 home with easy access to Paducah. Home has an updated kitchen with newer cabinets & backsplash. The upstairs bedroom could easily be converted into a family/game room or just used for extra storage. 1 car attached carport. Refrigerator - Stove

5. 2015-04-27
   listed $49,900 262-char remark

   Show marketing remark (262 chars)

   Spacious 3BR/1 home with easy access to Paducah. Home has an updated kitchen with newer cabinets & backsplash. The upstairs bedroom could easily be converted into a family/game room or just used for extra storage. 1 car attached carport. Refrigerator - Stove

6. 2013-01-23
   soldstatus $23,900 139-char remark

   Show marketing remark (139 chars)

   717 East 12th Street 3BR/1BA/1 Attached carport home. Large, open kitchen with oak cabinets. CH/Air and vinyl siding. Range, Elec Fireplace

7. 2013-01-23
   soldstatus $23,900 139-char remark

   Show marketing remark (139 chars)

   717 East 12th Street 3BR/1BA/1 Attached carport home. Large, open kitchen with oak cabinets. CH/Air and vinyl siding. Range, Elec Fireplace

8. 2013-01-23
   soldstatus $23,900

   Show marketing remark (139 chars)

   717 East 12th Street 3BR/1BA/1 Attached carport home. Large, open kitchen with oak cabinets. CH/Air and vinyl siding. Range, Elec Fireplace

9. 2012-10-14
   listed $23,900 139-char remark

   Show marketing remark (139 chars)

   717 East 12th Street 3BR/1BA/1 Attached carport home. Large, open kitchen with oak cabinets. CH/Air and vinyl siding. Range, Elec Fireplace

10. 2012-10-14
    listed $23,900 139-char remark

    Show marketing remark (139 chars)

    717 East 12th Street 3BR/1BA/1 Attached carport home. Large, open kitchen with oak cabinets. CH/Air and vinyl siding. Range, Elec Fireplace

11. 2012-10-06
    soldstatus $13,147
12. 2012-10-06
    soldstatus $13,147
13. 2012-10-05
    soldstatus $13,149
14. 2012-10-05
    listed $41,170
15. 2012-10-05
    listed $41,170
16. 2012-05-15
    listed $41,170
17. 2007-08-22
    soldstatus $68,900
18. 2007-08-22
    soldstatus $68,900
19. 2007-08-22
    soldstatus $68,900
20. 2007-05-21
    listed $77,400
21. 2007-05-21
    listed $77,400

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $14,237
• − Mortgage interest: −$1,120
• − Property taxes: −$816
• − Insurance: −$100
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$582
• Taxable income: $9,341
• Est. tax owed @ 24.0%: −$2,242
• After-tax cash flow: $6,831/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: 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

-74.2% since first listed

21 events — show timeline

• 2026-05-26 Listed $20,000 FSBO.com
• 2015-12-11 Sold (MLS) $48,000 MRED as Distributed by MLS Grid
• 2015-12-11 Sold (MLS) $48,000 RMLSA as Distributed by MLS Grid
• 2015-04-27 Listed $49,900 MRED as Distributed by MLS Grid
• 2015-04-27 Listed $49,900 RMLSA as Distributed by MLS Grid
• 2013-01-23 Sold (Public Records) $23,900 Public Records
• 2013-01-23 Sold (MLS) $23,900 RMLSA as Distributed by MLS Grid
• 2013-01-23 Sold (MLS) $23,900 MRED as Distributed by MLS Grid
• 2012-10-14 Listed $23,900 RMLSA as Distributed by MLS Grid
• 2012-10-14 Listed $23,900 MRED as Distributed by MLS Grid
• 2012-10-06 Sold (MLS) $13,147 CIBR
• 2012-10-06 Sold (MLS) $13,147 MRED as Distributed by MLS Grid
• 2012-10-05 Listed $41,170 CIBR
• 2012-10-05 Listed $41,170 MRED as Distributed by MLS Grid
• 2012-10-05 Sold (MLS) $13,149 MRED as Distributed by MLS Grid
• 2012-05-15 Listed $41,170 MRED as Distributed by MLS Grid
• 2007-08-22 Sold (Public Records) $68,900 Public Records
• 2007-08-22 Sold (MLS) $68,900 MRED as Distributed by MLS Grid
• 2007-08-22 Sold (MLS) $68,900 RMLSA as Distributed by MLS Grid
• 2007-05-21 Listed $77,400 MRED as Distributed by MLS Grid
• 2007-05-21 Listed $77,400 RMLSA as Distributed by MLS Grid

Property tax history

+12.3%/yr

Latest (2024): $816 · -2.2% YoY. Source: county tax records.