105 Circle Dr · Jerseyville, IL 62052

$24,900

3 bd · 1.0 ba · 1,423 sqft · SingleFamily · 122 Days on market

Built 1958 0.39 ac lot $17/sqft · 83% below area

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

Welcome to 105 Circle Dr — a fantastic opportunity to customize a home to your style! This 3-bedroom, 1-bath home offers over 1,400 sq. ft. of living space and is ready for your personal touch. Inside, you’ll find a traditional floorplan with a spacious living area, sunny bedrooms, and plenty of potential to update and modernize. The large kitchen layout provides an excellent foundation for a future remodel, while the generous yard offers room to create an outdoor retreat, garden space, or play area. This property is ideal for anyone looking to add value. Whether you’re dreaming of a cozy home to make your own or seeking your next project, this house offers solid potential and a great layout to build from. Bring your vision and transform this property into something special! This is a Fannie Mae Property. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

Key facts

• Generous yard
• Large kitchen layout
• 0.39 acre lot

Tags

• LARGE KITCHEN LAYOUT
• GENEROUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 47.0% vs local median 4.5% 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; 101 units permitted in Jersey County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($172 loan paydown + $2k 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 5.17% ✓
• Cap rate: 46.97%
• Cash-on-cash: 145.27%
• DSCR: 7.46
• GRM: 1.6

CMA / ARV

• ARV (median comp): $149,522
• List price: $24,900
• Delta: -83.35%
• 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
1115 W Exchange St	0.11mi	2/1.0 (-1)	1,362 (-4%)	1mo	$159,000	$117	82
911 W Exchange St	0.22mi	3/2.0	1,517 (+7%)	4mo	$202,000	$133	71
910 W Pine St	0.21mi	3/2.0	1,281 (-10%)	4mo	$175,000	$137	66
208 Ferguson St	0.10mi	2/1.0 (-1)	1,583 (+11%)	7mo	$148,700	$94	66
300 Clay St	0.44mi	3/1.0	1,304 (-8%)	2mo	$90,000	$69	64
703 Harrison St	0.41mi	3/1.0	1,623 (+14%)	1mo	$139,900	$86	57
812 W Exchange St	0.34mi	3/2.0	1,241 (-13%)	8mo	$170,000	$137	52
900 Sarah St	0.61mi	4/1.0 (+1)	1,300 (-9%)	0mo	$65,000	$50	52
209 W Spruce St	0.69mi	3/2.0	1,363 (-4%)	10mo	$210,000	$154	49
506 Hiview Dr	0.62mi	2/2.0 (-1)	1,335 (-6%)	4mo	$140,000	$105	49
412 Cross Ave	0.50mi	4/1.5 (+1)	1,554 (+9%)	11mo	$218,500	$141	46
400 S Arch St	0.65mi	3/1.5	1,567 (+10%)	9mo	$179,900	$115	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: —
• Equity multiple: 10.66×
• Total profit: $67,336
• Equity at exit: $22,432

10-year hold

• IRR: —
• Equity multiple: 23.38×
• Total profit: $156,058
• Equity at exit: $48,375

Cash invested: $6,972 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $844

Break-even live

Break-even rent $218

Max offer price $24,900

Occupancy floor 29%

Sensitivity live

Price	-10% $861	-5% $853	+0% $844	+5% $835	+10% $827
Rent	-10% $742	-5% $793	+0% $844	+5% $895	+10% $946
Rate	-1.0pp $857	-0.5pp $850	base $844	+0.5pp $838	+1.0pp $831

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $24,900 Active 122 DOM
2. 2026-06-18
   days on market $24,900 Active 119 DOM
3. 2026-06-17
   days on market $24,900 Active 118 DOM
4. 2026-06-16
   days on market $24,900 Active 117 DOM
5. 2026-06-15
   days on market $24,900 Active 116 DOM
6. 2026-06-13
   days on market $24,900 Active 114 DOM
7. 2026-06-09
   days on market $24,900 Active 110 DOM
8. 2026-06-08
   days on market $24,900 Active 109 DOM
9. 2026-06-07
   days on market $24,900 Active 108 DOM
10. 2026-06-03
    days on market $24,900 Active 104 DOM
11. 2026-06-02
    days on market $24,900 Active 103 DOM
12. 2026-06-01
    days on market $24,900 Active 102 DOM
13. 2026-05-31
    days on market $24,900 Active 101 DOM
14. 2026-05-14
    price $29,000 971-char remark

    Show marketing remark (971 chars)

    Welcome to 105 Circle Dr — a fantastic opportunity to customize a home to your style! This 3-bedroom, 1-bath home offers over 1,400 sq. ft. of living space and is ready for your personal touch. Inside, you’ll find a traditional floorplan with a spacious living area, sunny bedrooms, and plenty of potential to update and modernize. The large kitchen layout provides an excellent foundation for a future remodel, while the generous yard offers room to create an outdoor retreat, garden space, or play area. This property is ideal for anyone looking to add value. Whether you’re dreaming of a cozy home to make your own or seeking your next project, this house offers solid potential and a great layout to build from. Bring your vision and transform this property into something special! This is a Fannie Mae Property. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

15. 2026-04-13
    price $31,900 971-char remark

    Show marketing remark (971 chars)

    Welcome to 105 Circle Dr — a fantastic opportunity to customize a home to your style! This 3-bedroom, 1-bath home offers over 1,400 sq. ft. of living space and is ready for your personal touch. Inside, you’ll find a traditional floorplan with a spacious living area, sunny bedrooms, and plenty of potential to update and modernize. The large kitchen layout provides an excellent foundation for a future remodel, while the generous yard offers room to create an outdoor retreat, garden space, or play area. This property is ideal for anyone looking to add value. Whether you’re dreaming of a cozy home to make your own or seeking your next project, this house offers solid potential and a great layout to build from. Bring your vision and transform this property into something special! This is a Fannie Mae Property. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

16. 2026-03-09
    status Active 971-char remark

    Show marketing remark (971 chars)

    Welcome to 105 Circle Dr — a fantastic opportunity to customize a home to your style! This 3-bedroom, 1-bath home offers over 1,400 sq. ft. of living space and is ready for your personal touch. Inside, you’ll find a traditional floorplan with a spacious living area, sunny bedrooms, and plenty of potential to update and modernize. The large kitchen layout provides an excellent foundation for a future remodel, while the generous yard offers room to create an outdoor retreat, garden space, or play area. This property is ideal for anyone looking to add value. Whether you’re dreaming of a cozy home to make your own or seeking your next project, this house offers solid potential and a great layout to build from. Bring your vision and transform this property into something special! This is a Fannie Mae Property. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

17. 2026-02-27
    status Pending 971-char remark

    Show marketing remark (971 chars)

    Welcome to 105 Circle Dr — a fantastic opportunity to customize a home to your style! This 3-bedroom, 1-bath home offers over 1,400 sq. ft. of living space and is ready for your personal touch. Inside, you’ll find a traditional floorplan with a spacious living area, sunny bedrooms, and plenty of potential to update and modernize. The large kitchen layout provides an excellent foundation for a future remodel, while the generous yard offers room to create an outdoor retreat, garden space, or play area. This property is ideal for anyone looking to add value. Whether you’re dreaming of a cozy home to make your own or seeking your next project, this house offers solid potential and a great layout to build from. Bring your vision and transform this property into something special! This is a Fannie Mae Property. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

18. 2026-02-09
    listed $35,900 Active 971-char remark

    Show marketing remark (971 chars)

    Welcome to 105 Circle Dr — a fantastic opportunity to customize a home to your style! This 3-bedroom, 1-bath home offers over 1,400 sq. ft. of living space and is ready for your personal touch. Inside, you’ll find a traditional floorplan with a spacious living area, sunny bedrooms, and plenty of potential to update and modernize. The large kitchen layout provides an excellent foundation for a future remodel, while the generous yard offers room to create an outdoor retreat, garden space, or play area. This property is ideal for anyone looking to add value. Whether you’re dreaming of a cozy home to make your own or seeking your next project, this house offers solid potential and a great layout to build from. Bring your vision and transform this property into something special! This is a Fannie Mae Property. ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

19. 2017-07-31
    soldstatus $54,000
20. 2000-10-01
    soldstatus $82,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,434
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$724
• Taxable income: $10,348
• Est. tax owed @ 24.0%: −$2,483
• After-tax cash flow: $7,645/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

-64.8% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $29,000 MARIS as Distributed by MLS Grid
• 2026-04-13 Price Changed $31,900 MARIS as Distributed by MLS Grid
• 2026-03-09 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-27 Pending — MARIS as Distributed by MLS Grid
• 2026-02-09 Listed $35,900 MARIS as Distributed by MLS Grid
• 2017-07-31 Sold (Public Records) $54,000 Public Records
• 2000-10-01 Sold (Public Records) $82,500 Public Records

Property tax history

+4.6%/yr

Latest (2024): $2,965 · +25.3% YoY. Source: county tax records.