215 N 5th St · Greenville, IL 62246

$75,000

1 bd · 1.0 ba · 890 sqft · SingleFamily · 45 Days on market

Built 1899 Fair condition $84/sqft · 22% below area Est $97k · 22% under ↓ 6% since listing

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect for a weekend getaway, investment opportunity, or cozy full-time living, this charming 1-bedroom, 1-bath home is full of comfort and character. Thoughtfully designed to maximize space and functionality, this inviting property offers a warm and welcoming atmosphere from the moment you step inside. Cozy living with the perfect, quiet neighborhood. The bedroom provides a peaceful retreat, while the full bath adds convenience and comfort. With its low-maintenance design and charming appeal, this property has excellent Airbnb or short-term rental potential for investors looking to generate income or homeowners wanting a private escape. Whether you’re searching for a starter home, v

Key facts

• Garage
• Built 1899
• Listed 45 days

Property features AI

Finance

• Financial info: Lease not considered; No home warranty indicated; No second mortgage indicated

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electricity connected (220 volts); Water connected
• Home design: Single-family residence; One story; Residential property
• Construction: Slab foundation; Construction materials: Unknown
• Exterior features: Front yard; Outdoor storage

Interior

• Kitchen: Electric range
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Wall/window air conditioning
• Interior features: Electric range

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($842 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.9% in Greenville — 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 62/100 on livability (#881 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, schools F, amenities F.
• Bond County CUSD 2 (town): math 35% / reading 41% proficiency, ranked #345 of 919 in IL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 35 units permitted in Bond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bond County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.12% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $96,503
• List price: $75,000
• Delta: -22.28%
• 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
515 S Prairie St	0.44mi	2/1.0 (+1)	864 (-3%)	11mo	$59,900	$69	61
602 E Washington Ave	0.69mi	2/1.0 (+1)	924 (+4%)	4mo	$39,900	$43	53
406 E Winter Ave	0.52mi	2/1.0 (+1)	858 (-4%)	18mo	$120,000	$140	50
500 E Winter Ave	0.56mi	2/1.5 (+1)	947 (+6%)	8mo	$179,900	$190	49
806 S Elm St	0.69mi	2/1.0 (+1)	866 (-3%)	12mo	$15,000	$17	48
1107 West St	0.69mi	2/1.0 (+1)	850 (-4%)	8mo	$4,900	$6	48
604 E South St	0.61mi	2/1.0 (+1)	800 (-10%)	3mo	$149,900	$187	47
727 E College Ave	0.67mi	2/1.5 (+1)	936 (+5%)	9mo	$150,000	$160	46
822 S Fifth St	0.57mi	2/1.0 (+1)	936 (+5%)	23mo	$85,000	$91	41
706 E Main St	0.66mi	2/1.0 (+1)	960 (+8%)	15mo	$124,500	$130	39
907 Franklin Ave	0.67mi	2/1.0 (+1)	775 (-13%)	4mo	$97,000	$125	38
825 Wyatt St	0.65mi	2/1.0 (+1)	769 (-14%)	23mo	$49,800	$65	23

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-2,782
• Equity at exit: $11,183

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $9,680
• Equity at exit: $6,485

Cash invested: $21,000 (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 62246

• Home prices YoY: -21.6%
• Active inventory: 61
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $147

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 78%

Sensitivity live

Price	-10% $199	-5% $173	+0% $147	+5% $121	+10% $95
Rent	-10% $80	-5% $114	+0% $147	+5% $180	+10% $213
Rate	-1.0pp $185	-0.5pp $166	base $147	+0.5pp $128	+1.0pp $108

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $75,000 Active 45 DOM
2. 2026-06-18
   days on market $75,000 Active 43 DOM
3. 2026-06-17
   days on market $75,000 Active 42 DOM
4. 2026-06-16
   days on market $75,000 Active 41 DOM
5. 2026-06-15
   days on market $75,000 Active 40 DOM
6. 2026-06-13
   days on market $75,000 Active 38 DOM
7. 2026-06-12
   days on market $75,000 Active 37 DOM
8. 2026-06-09
   days on market $75,000 Active 34 DOM
9. 2026-06-08
   days on market $75,000 Active 33 DOM
10. 2026-06-07
    days on market $75,000 Active 32 DOM
11. 2026-06-07
    days on market $75,000 Active 31 DOM
12. 2026-06-04
    days on market $75,000 Active 28 DOM
13. 2026-06-02
    days on market $75,000 Active 27 DOM
14. 2026-06-01
    days on market $75,000 Active 26 DOM
15. 2026-05-31
    days on market $75,000 Active 25 DOM
16. 2026-05-31
    days on market $75,000 Active 24 DOM
17. 2026-05-18
    price $75,000 858-char remark
18. 2026-05-06
    listed $80,000 Active 858-char remark

ⓘ 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 · 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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,105
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$2,182
• Taxable income: $605
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $1,618/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate repairs and maintenance to improve its condition and value. Painting the exterior, replacing worn cabinets and tiles, and trimming the landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Moderate Bathroom tiles — Signs of wear
• Moderate Exterior siding — Weathered and faded
• Moderate Landscaping — Overgrown and needs trimming

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace worn kitchen cabinets — Improves functionality and aesthetics
• Both Replace worn bathroom tiles — Enhances functionality and aesthetics
• Both Trim overgrown landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Moderate	$3,000–15,000
Bathroom tiles · Signs of wear	Moderate	$3,000–15,000
Exterior siding · Weathered and faded	Moderate	$3,000–15,000
Landscaping · Overgrown and needs trimming	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace worn kitchen cabinets — Improves functionality and aesthetics ↑
• Both Replace worn bathroom tiles — Enhances functionality and aesthetics ↑
• Both Trim overgrown landscaping — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bond County CUSD 2
• NCES district ID: 1717730
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $51,996
• Composite: 35.52/100
• National rank: #9740
• State rank: #345 of 919 in IL

Livability — Greenville

• Score: 62/100
• State rank: #881
• US rank: #17140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, IL
• Population (ZIP): 9,946

Population outlook (Bond County) Hauer SSP2

• Today (2025): 15,651 people
• By 2030: 15,008 · -4.1%
• By 2040: 13,490 · -13.8%
• By 2050: 12,002 · -23.3%
• By 2075: 9,019 · -42.4%
• By 2100: 6,539 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Bond

• 2024 margin: Solid R (+44.8) · D 26.5% · R 71.3% · Other 2.2%
• 2008→2024 swing: -43.5pp toward R · 2008: -1.3pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.0 2016: R+37.8 2012: R+14.7 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.39%
• Current HPI: 168.0802
• 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

-6.2% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2026-05-06 Listed $80,000 MARIS as Distributed by MLS Grid