716 N 13th St · Herrin, IL 62948

$119,000

2 bd · 1.0 ba · 1,232 sqft · SingleFamily · 103 Days on market

Built 1903 6,990 sqft lot Est $124k · at est.

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Why this score? — see what drove the D 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 +15.9/30.0
• ARV discount +9.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this cozy 2 bed 1 bath home with a large 2 car garage! The beautiful wooden beams across the ceiling, along with two large windows that allow natural light to flood inside the living space gives this home such a special touch. Master bedroom has a walk-in closet, and second bedroom has a laundry chute for your convenience. The owners have recently renovated throughout and installed new heat/air in 2023 for peace of mind for future owner. The sump pump is approximately 4 years old and water heater is around 7 years old. The unfinished basement has an extra storage room with lots of space. Home is located close to the Herrin High School and park in a warm, homey neighborhood.

Key facts

• Laundry chute
• Exposed wood beams
• Sump pump

Tags

• EXPOSED WOOD BEAMS
• OVERSIZED WINDOWS
• WALK-IN CLOSET
• LAUNDRY CHUTE
• NEW HEATING AND COOLING SYSTEM
• SUMP PUMP

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1903; Living area approximately 1232
• Construction: Original construction (not new); Partial unfinished basement
• Exterior features: Shingle roof; Lot with other features; dimensions approximately 139.8 x 50

Interior

• Kitchen: Disposal; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Carpet in bedrooms and living areas; Laminate in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fan(s); Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $57 ($687/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (8.3% below list).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#667 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime D-, amenities F, commute F.
• Herrin CUSD 4 (suburban): math 22% / reading 27% proficiency, ranked #364 of 620 in IL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Herrin High School (math 22% / reading 32%, grade F, #218 of 693 statewide, top 35%, 686 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — 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. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $124,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 N 13th St	0.00mi	2/1.0	1,232 (0%)	0mo	$119,000	$97	100
912 N 13th St	0.12mi	2/1.0	1,207 (-2%)	6mo	$74,500	$62	86
320 N 9th St	0.36mi	3/1.0 (+1)	1,162 (-6%)	1mo	$159,700	$137	68
404 N 12th St	0.24mi	2/—	1,072 (-13%)	0mo	$25,000	$23	67
517 N 12th St	0.14mi	3/1.0 (+1)	1,100 (-11%)	6mo	$116,500	$106	66
1621 N Park Ave	0.62mi	2/1.0	1,170 (-5%)	1mo	$97,500	$83	62
402 Habitat Way	0.50mi	3/2.0 (+1)	1,275 (+4%)	6mo	$160,000	$125	56
402 Habitat Way	0.50mi	3/2.0 (+1)	1,275 (+4%)	6mo	$160,000	$125	56
208 S 10th St St	0.59mi	2/1.0	1,140 (-8%)	5mo	$115,000	$101	56
201 S 9th St	0.59mi	2/1.0	1,344 (+9%)	3mo	$44,000	$33	55
413 N 8th St	0.36mi	3/1.0 (+1)	1,080 (-12%)	5mo	$70,000	$65	54
1805 N 13th St	0.69mi	3/1.0 (+1)	1,104 (-10%)	5mo	$124,500	$113	41

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-15,629
• Equity at exit: $17,743

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-8,887
• Equity at exit: $10,289

Cash invested: $33,320 (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 62948

• Home prices YoY: -34.1%
• Active inventory: 91
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$131 /mo · $1,578/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $57

Break-even live

Break-even rent $1,019

Max offer price $119,000

Occupancy floor 90%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Court C Herrin, IL	2.0	1.0	900	$895	$0.99	44d	1	1.16mi
3 Ct D Herrin, IL	3.0	1.0	1000	$1,195	$1.20	44d	1	1.21mi
715 N 35th St Unit D Herrin, IL	2.0	1.0	850	$1,200	$1.41	44d	1	1.38mi

Listing history 21 events

1. 2026-06-09
   days on market $119,000 Under Contract 103 DOM
2. 2026-06-08
   days on market $119,000 Under Contract 102 DOM
3. 2026-06-07
   days on market $119,000 Under Contract 101 DOM
4. 2026-06-03
   days on market $119,000 Under Contract 97 DOM
5. 2026-06-02
   days on market $119,000 Under Contract 96 DOM
6. 2026-06-01
   days on market $119,000 Under Contract 95 DOM
7. 2026-05-31
   days on market $119,000 Under Contract 94 DOM
8. 2026-05-30
   days on market $119,000 Under Contract 93 DOM
9. 2026-04-06
   historical Under Contract
10. 2026-04-02
    price $119,000
11. 2026-03-23
    status Active
12. 2026-03-05
    historical Under Contract
13. 2026-02-26
    listed $124,900 Active
14. 2025-04-07
    soldstatus $106,000 Closed 702-char remark

    Show marketing remark (702 chars)

    Come take a look at this cozy 2 bed 1 bath home with a large 2 car garage! The beautiful wooden beams across the ceiling, along with two large windows that allow natural light to flood inside the living space gives this home such a special touch. Master bedroom has a walk-in closet, and second bedroom has a laundry chute for your convenience. The owners have recently renovated throughout and installed new heat/air in 2023 for peace of mind for future owner. The sump pump is approximately 4 years old and water heater is around 7 years old. The unfinished basement has an extra storage room with lots of space. Home is located close to the Herrin High School and park in a warm, homey neighborhood.

15. 2025-04-07
    soldstatus $106,000 702-char remark

    Show marketing remark (702 chars)

    Come take a look at this cozy 2 bed 1 bath home with a large 2 car garage! The beautiful wooden beams across the ceiling, along with two large windows that allow natural light to flood inside the living space gives this home such a special touch. Master bedroom has a walk-in closet, and second bedroom has a laundry chute for your convenience. The owners have recently renovated throughout and installed new heat/air in 2023 for peace of mind for future owner. The sump pump is approximately 4 years old and water heater is around 7 years old. The unfinished basement has an extra storage room with lots of space. Home is located close to the Herrin High School and park in a warm, homey neighborhood.

16. 2025-02-21
    historical Under Contract 702-char remark

    Show marketing remark (702 chars)

    Come take a look at this cozy 2 bed 1 bath home with a large 2 car garage! The beautiful wooden beams across the ceiling, along with two large windows that allow natural light to flood inside the living space gives this home such a special touch. Master bedroom has a walk-in closet, and second bedroom has a laundry chute for your convenience. The owners have recently renovated throughout and installed new heat/air in 2023 for peace of mind for future owner. The sump pump is approximately 4 years old and water heater is around 7 years old. The unfinished basement has an extra storage room with lots of space. Home is located close to the Herrin High School and park in a warm, homey neighborhood.

17. 2024-11-03
    listed $130,000 Active 702-char remark

    Show marketing remark (702 chars)

    Come take a look at this cozy 2 bed 1 bath home with a large 2 car garage! The beautiful wooden beams across the ceiling, along with two large windows that allow natural light to flood inside the living space gives this home such a special touch. Master bedroom has a walk-in closet, and second bedroom has a laundry chute for your convenience. The owners have recently renovated throughout and installed new heat/air in 2023 for peace of mind for future owner. The sump pump is approximately 4 years old and water heater is around 7 years old. The unfinished basement has an extra storage room with lots of space. Home is located close to the Herrin High School and park in a warm, homey neighborhood.

18. 2024-11-03
    listed $130,000 702-char remark

    Show marketing remark (702 chars)

    Come take a look at this cozy 2 bed 1 bath home with a large 2 car garage! The beautiful wooden beams across the ceiling, along with two large windows that allow natural light to flood inside the living space gives this home such a special touch. Master bedroom has a walk-in closet, and second bedroom has a laundry chute for your convenience. The owners have recently renovated throughout and installed new heat/air in 2023 for peace of mind for future owner. The sump pump is approximately 4 years old and water heater is around 7 years old. The unfinished basement has an extra storage room with lots of space. Home is located close to the Herrin High School and park in a warm, homey neighborhood.

19. 2006-07-24
    soldstatus $55,000
20. 2006-07-21
    soldstatus $55,000
21. 2006-05-01
    listed $62,500

ⓘ 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: $1,578 · $131/mo
• Projected year-2 tax: $2,140 · $178/mo
• Expected delta: +$562/yr (+$47/mo · 35.6%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,100
• − Mortgage interest: −$6,666
• − Property taxes: −$1,578
• − Insurance: −$595
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$3,462
• Taxable loss: −$1,297
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $999/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: Herrin CUSD 4
• NCES district ID: 1718810
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 27% ▼ -17.00%
• Median HH income: $38,824
• Composite: 20.56/100
• National rank: #8558
• State rank: #364 of 620 in IL

Livability — Herrin

• Score: 64/100
• State rank: #667
• US rank: #13670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Herrin, IL
• City population: 12,728
• Population (ZIP): 12,728

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Black 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.82%
• Current HPI: 131.1617
• 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

+90.4% since first listed

13 events — show timeline

• 2026-04-06 Contingent — RMLSA as Distributed by MLS Grid
• 2026-04-02 Price Changed $119,000 RMLSA as Distributed by MLS Grid
• 2026-03-23 Relisted — RMLSA as Distributed by MLS Grid
• 2026-03-05 Contingent — RMLSA as Distributed by MLS Grid
• 2026-02-26 Listed $124,900 RMLSA as Distributed by MLS Grid
• 2025-04-07 Sold (MLS) $106,000 MRED as Distributed by MLS Grid
• 2025-04-07 Sold (MLS) $106,000 RMLSA as Distributed by MLS Grid
• 2025-02-21 Contingent — RMLSA as Distributed by MLS Grid
• 2024-11-03 Listed $130,000 MRED as Distributed by MLS Grid
• 2024-11-03 Listed $130,000 RMLSA as Distributed by MLS Grid
• 2006-07-24 Sold (MLS) $55,000 RMLSA as Distributed by MLS Grid
• 2006-07-21 Sold (Public Records) $55,000 Public Records
• 2006-05-01 Listed $62,500 RMLSA as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $1,578 · +4.0% YoY. Source: county tax records.