914 N Giddings Ave · Jerseyville, IL 62052

$99,900

4 bd · 1.0 ba · 1,981 sqft · SingleFamily · 6 Days on market

Built 1890 1.16 ac 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Situated on 1.16 acres in Jerseyville, this well-maintained 3-bedroom home offers space, functionality, and the potential for a 4th bedroom to fit your needs. An inviting entryway welcomes you inside, where you'll find comfortable living spaces, a separate dining room, and the convenience of main-level laundry. The home features an updated full bathroom, a basement for additional storage, and dual staircases that provide easy access throughout the home. The flexible floor plan offers plenty of possibilities for a home office, guest room, or additional bedroom space. Outside, you'll appreciate the expansive yard with room to enjoy the outdoors, garden, or simply take in the peaceful setting.

Key facts

• Dual staircases
• 1.16 acres
• Expansive yard

Tags

• 1.16 ACRES
• UPDATED FULL BATHROOM
• MAIN-LEVEL LAUNDRY
• DUAL STAIRCASES
• EXPANSIVE YARD
• DETACHED 2-CAR GARAGE

Property features AI

Finance

• Other: Owner by contract
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric service (Ameren); Electricity, sewer and water connected
• Home design: Single-family residence; One-and-one-half story
• Construction: Aluminum siding
• Exterior features: Level lot with some trees

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms total — 2 on the main level and 2 on the upper level; Upper-level bonus room
• Bathrooms: 1 full bathroom (main/upper levels)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfinished walk-up basement; 9 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 12.3% 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.
• 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1890 — 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: 1.50% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.38%
• DSCR: 1.95
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $213,948
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 N State St	0.42mi	4/1.5	1,928 (-3%)	9mo	$139,900	$73	67
708 N Giddings	0.15mi	3/2.0 (-1)	1,729 (-13%)	10mo	$239,000	$138	55
801 High St	0.35mi	4/2.5	1,789 (-10%)	13mo	$189,000	$106	51
201 Cheney	0.54mi	4/2.0	1,856 (-6%)	15mo	$139,900	$75	48
109 Hawbrook Pl	0.65mi	4/2.0	2,128 (+7%)	8mo	$247,400	$116	47
501 W Exchange St	0.72mi	4/2.0	1,787 (-10%)	1mo	$189,900	$106	46
208 E Arch St	0.58mi	4/2.0	2,226 (+12%)	10mo	$240,000	$108	40
306 E Carpenter St	0.68mi	3/2.0 (-1)	1,857 (-6%)	11mo	$144,900	$78	39
405 Henry St	0.71mi	3/3.0 (-1)	1,900 (-4%)	11mo	$235,000	$124	38
614 Cleveland St	0.62mi	3/2.0 (-1)	2,179 (+10%)	9mo	$195,000	$89	38
1239 Witt Mill Rd	0.73mi	3/2.0 (-1)	1,716 (-13%)	0mo	$328,500	$191	34
1206 Walnut St	0.69mi	3/3.0 (-1)	1,779 (-10%)	9mo	$229,000	$129	30

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: 40.3%
• Equity multiple: 4.08×
• Total profit: $86,163
• Equity at exit: $89,998

10-year hold

• IRR: 34.7%
• Equity multiple: 9.18×
• Total profit: $228,817
• Equity at exit: $194,084

Cash invested: $27,972 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $498

Break-even live

Break-even rent $867

Max offer price $99,900

Occupancy floor 62%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $99,900 Active 6 DOM
2. 2026-06-17
   days on market $99,900 Active 5 DOM
3. 2026-06-16
   days on market $99,900 Active 4 DOM
4. 2026-06-15
   days on market $99,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $99,900 Active 1 DOM

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $1,849 · $154/mo
• Expected delta: +$419/yr (+$35/mo · 29.3%)

ⓘ 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: $17,970
• − Mortgage interest: −$5,596
• − Property taxes: −$1,431
• − Insurance: −$500
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$2,906
• Taxable income: $4,662
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $4,860/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

1 event — show timeline

• 2026-06-12 Listed $99,900 MARIS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2024): $1,431 · +6.7% YoY. Source: county tax records.