315 Butler St · Metropolis, IL 62960

$29,900

2 bd · 1.0 ba · 1,000 sqft · Other · 130 Days on market

Built 1922 5,500 sqft lot

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

If you're looking for a fixer upper, this two-bedroom, one bathroom is available. It has central Heat with partial A/C, Stove, Washer & dryer Schedule your showing soon.

Key facts

• 5,500 sq ft lot
• 2 parking spots
• Built 1922

Property features AI

Finance

• Other: Living area sourced from assessor; School bus service available
• Financial info: Special service area: No
• HOA & community: No master association fees required

Exterior

• Parking: 2 parking spaces total; Off-alley and off-street parking
• Utilities: Public water; Public sewer; Electric with circuit breakers and fuses
• Home design: Detached single-family home; One-story; Fee simple ownership; Property over 100 years old; Level lot
• Construction: Stucco and concrete construction; Asphalt roof; Brick/mortar foundation; Built before 1978
• Exterior features: Front porch

Interior

• Kitchen: Kitchen on main level (13 x 14); Pantry adjacent to kitchen
• Bedrooms: Master bedroom on main level (15 x 15) with storm windows and wood frames; Second bedroom on main level (12 x 14) with storm windows and wood frames; Two additional rooms listed as bedrooms (possible bedrooms)
• Flooring: Hardwood; Linoleum in kitchen and pantry areas
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air (partial)
• Interior features: Hardwood flooring in main living areas; 4 total rooms; Crawl space basement; Pantry
• Laundry & utility: Laundry area in kitchen; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Metropolis Elem School (math 11% / reading 15%, grade F, #1,362 of 2,056 statewide, top 66%, 484 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 13% at this address vs 26% district-wide (-13 pts) — the specific schools serving this property underperform the Massac UD 1 average; the district grade overstates school quality for this exact location.
• 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $20k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.95% ✓
• Cap rate: 24.58%
• Cash-on-cash: 65.31%
• DSCR: 3.91
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.5%
• Equity multiple: 3.89×
• Total profit: $24,213
• Equity at exit: $4,458

10-year hold

• IRR: 68.9%
• Equity multiple: 8.00×
• Total profit: $58,597
• Equity at exit: $2,585

Cash invested: $8,372 (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: 2.8×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $456

Break-even live

Break-even rent $306

Max offer price $29,900

Occupancy floor 43%

Sensitivity live

Price	-10% $473	-5% $464	+0% $456	+5% $447	+10% $439
Rent	-10% $386	-5% $421	+0% $456	+5% $491	+10% $525
Rate	-1.0pp $471	-0.5pp $463	base $456	+0.5pp $448	+1.0pp $440

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $29,900 Active 130 DOM
2. 2026-06-18
   days on market $29,900 Active 128 DOM
3. 2026-06-17
   days on market $29,900 Active 127 DOM
4. 2026-06-16
   days on market $29,900 Active 126 DOM
5. 2026-06-15
   days on market $29,900 Active 125 DOM
6. 2026-06-13
   days on market $29,900 Active 123 DOM
7. 2026-06-12
   days on market $29,900 Active 122 DOM
8. 2026-06-09
   days on market $29,900 Active 119 DOM
9. 2026-06-08
   days on market $29,900 Active 118 DOM
10. 2026-06-07
    days on market $29,900 Active 117 DOM
11. 2026-06-05
    days on market $29,900 Active 115 DOM
12. 2026-06-04
    days on market $29,900 Active 113 DOM
13. 2026-06-02
    days on market $29,900 Active 112 DOM
14. 2026-06-01
    days on market $29,900 Active 111 DOM
15. 2026-05-31
    days on market $29,900 Active 110 DOM
16. 2026-05-31
    days on market $29,900 Active 109 DOM
17. 2026-02-10
    listed $29,900 Active
18. 2021-08-06
    historical
19. 2006-05-05
    soldstatus $20,000
20. 2006-04-18
    soldstatus $20,000
21. 2006-03-03
    listed $25,000
22. 2005-05-07
    historical

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $873 · $73/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 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 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: $10,597
• − Mortgage interest: −$1,675
• − Property taxes: −$873
• − Insurance: −$150
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$870
• Taxable income: $5,335
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $4,188/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

+19.6% since first listed

6 events — show timeline

• 2026-02-10 Listed $29,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2006-05-05 Sold (MLS) $20,000 RMLSA as Distributed by MLS Grid
• 2006-04-18 Sold (Public Records) $20,000 Public Records
• 2006-03-03 Listed $25,000 RMLSA as Distributed by MLS Grid
• 2005-05-07 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-1.4%/yr

Latest (2024): $873 · -4.5% YoY. Source: county tax records.