304 Harrison St · Jerseyville, IL 62052

$85,000

2 bd · 1.0 ba · 951 sqft · SingleFamily · 10 Days on market

Built 1946 5,797 sqft lot $89/sqft · 29% below area Est $119k · 29% 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 +17.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +5.1/10.0
• 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

Great starter home! Second bedroom could also work as a family room. Big back yard!

Key facts

• 5,797 sq ft lot
• Parking
• Built 1946

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected (single phase); Water connected
• Home design: Single-family residence (attached property); One level
• Construction: Aluminum siding; Architectural shingle roof
• Exterior features: Level lot; Shed(s); Chip-and-seal road frontage on a city street

Interior

• Kitchen: Kitchen with adjacent breakfast room; Gas oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas oven; Refrigerator; Gas water heater; Crawl space basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $59 ($712/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $85k).
• Cap rate 7.1% 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.
• Zoned schools: Jerseyville East Elem School (math 35% / reading 25%, grade F, #648 of 2,056 statewide, top 32%, 384 students, 0% FRL); Jersey Community Middle School (math 22% / reading 38%, grade F, #246 of 665 statewide, top 38%, 499 students, 0% FRL); Jersey Comm High School (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 1,006 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $49k; list at $85k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1946 — 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. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 8.2

CMA / ARV

• ARV (median comp): $118,956
• List price: $85,000
• Delta: -28.54%
• 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
302 Harrison St	0.01mi	2/1.0	1,010 (+6%)	3mo	$119,950	$119	87
403 Lincoln Ave	0.12mi	2/1.0	845 (-11%)	2mo	$71,500	$85	74
604 W Spruce St	0.06mi	2/1.0	816 (-14%)	0mo	$130,500	$160	73
1007 W Hickory St	0.29mi	2/1.5	1,016 (+7%)	0mo	$139,500	$137	73
705 S Arch St	0.48mi	2/1.0	885 (-7%)	6mo	$54,900	$62	61
621 Cleveland St	0.32mi	3/1.0 (+1)	1,035 (+9%)	7mo	$113,500	$110	60
1109 W Exchange St	0.38mi	3/1.0 (+1)	1,050 (+10%)	2mo	$150,000	$143	59
908 Walnut St	0.46mi	3/1.0 (+1)	1,008 (+6%)	6mo	$149,900	$149	59
101 S Liberty St	0.31mi	2/1.0	816 (-14%)	4mo	$99,900	$122	58
505 S Lafayette St	0.50mi	2/1.0	1,088 (+14%)	4mo	$129,000	$119	49
125 Roberts St	0.44mi	3/1.0 (+1)	1,080 (+14%)	7mo	$154,900	$143	46
115 Dressel Dr	0.74mi	3/1.0 (+1)	1,048 (+10%)	1mo	$145,000	$138	43

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: 26.4%
• Equity multiple: 3.11×
• Total profit: $50,103
• Equity at exit: $76,575

10-year hold

• IRR: 23.2%
• Equity multiple: 7.08×
• Total profit: $144,642
• Equity at exit: $165,136

Cash invested: $23,800 (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: 91
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $59

Break-even live

Break-even rent $785

Max offer price $85,000

Occupancy floor 88%

Sensitivity live

Price	-10% $107	-5% $83	+0% $59	+5% $35	+10% $11
Rent	-10% $-9	-5% $25	+0% $59	+5% $93	+10% $127
Rate	-1.0pp $102	-0.5pp $81	base $59	+0.5pp $37	+1.0pp $15

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: $21,250
• Closing costs: $2,550
• 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	12d	1	1.02mi
211 W County Rd Jerseyville, IL	2.0	1.0	786	$950	$1.21	3d	1	1.06mi

Listing history 12 events

1. 2026-05-15
   status Pending 386-char remark
2. 2026-05-05
   listed $85,000 Active 386-char remark
3. 2020-03-12
   status Pending 83-char remark

   Show marketing remark (83 chars)

   Great starter home! Second bedroom could also work as a family room. Big back yard!

4. 2020-03-12
   soldstatus Closed 83-char remark

   Show marketing remark (83 chars)

   Great starter home! Second bedroom could also work as a family room. Big back yard!

5. 2020-03-12
   soldstatus $49,000

   Show marketing remark (83 chars)

   Great starter home! Second bedroom could also work as a family room. Big back yard!

6. 2020-03-12
   soldstatus $49,000

   Show marketing remark (83 chars)

   Great starter home! Second bedroom could also work as a family room. Big back yard!

7. 2020-02-05
   historical Active Under Contract 83-char remark

   Show marketing remark (83 chars)

   Great starter home! Second bedroom could also work as a family room. Big back yard!

8. 2019-10-11
   status Active 83-char remark

   Show marketing remark (83 chars)

   Great starter home! Second bedroom could also work as a family room. Big back yard!

9. 2019-10-07
   historical Active Under Contract 83-char remark

   Show marketing remark (83 chars)

   Great starter home! Second bedroom could also work as a family room. Big back yard!

10. 2019-07-11
    price $54,900 83-char remark

    Show marketing remark (83 chars)

    Great starter home! Second bedroom could also work as a family room. Big back yard!

11. 2019-06-04
    listed $57,000 Active 83-char remark

    Show marketing remark (83 chars)

    Great starter home! Second bedroom could also work as a family room. Big back yard!

12. 2019-06-04
    listed $54,900

    Show marketing remark (83 chars)

    Great starter home! Second bedroom could also work as a family room. Big back yard!

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $1,799 · $150/mo
• Expected delta: +$130/yr (+$11/mo · 7.8%)

ⓘ 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: $10,322
• − Mortgage interest: −$4,761
• − Property taxes: −$1,669
• − Insurance: −$425
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$2,473
• Taxable loss: −$657
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $869/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

+54.8% since first listed

12 events — show timeline

• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-05 Listed $85,000 MARIS as Distributed by MLS Grid
• 2020-03-12 Pending — MARIS as Distributed by MLS Grid
• 2020-03-12 Sold (Public Records) $49,000 Public Records
• 2020-03-12 Sold (MLS) — MRED as Distributed by MLS Grid
• 2020-03-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-02-05 Contingent — MARIS as Distributed by MLS Grid
• 2019-10-11 Relisted — MARIS as Distributed by MLS Grid
• 2019-10-07 Contingent — MARIS as Distributed by MLS Grid
• 2019-07-11 Price Changed $54,900 MARIS as Distributed by MLS Grid
• 2019-06-04 Listed $57,000 MARIS as Distributed by MLS Grid
• 2019-06-04 Listed $54,900 MRED as Distributed by MLS Grid

Property tax history

+12.8%/yr

Latest (2024): $1,669 · +6.3% YoY. Source: county tax records.