1123 Metropolis St · Metropolis, IL 62960

$125,000

3 bd · 1.0 ba · 1,106 sqft · SingleFamily · 25 Days on market

Built 1923 6,000 sqft lot

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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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath home situated on a corner lot in Metropolis with excellent curb appeal, a welcoming covered front porch, attached carport, and a large storage shed/workshop offering plenty of space for hobbies or extra storage. This property is currently under renovation and priced based on the completed project, but the seller is also willing to sell now at an "as is, where is" price, creating a great opportunity for investors or buyers looking to add their own finishing touches. Planned updates include a new roof, new HVAC system, updated kitchen with new appliances, remodeled bathroom, new flooring, and fresh paint throughout. Seller is willing to accept a sale contr

Key facts

• Covered front porch
• Attached carport
• Corner lot

Tags

• CORNER LOT
• COVERED FRONT PORCH
• ATTACHED CARPORT
• LARGE STORAGE SHED
• NEW ROOF
• NEW HVAC SYSTEM

Property features AI

Finance

• Financial info: Special service area: No
• HOA & community: No master association fee required

Exterior

• Parking: Two parking spaces; Concrete parking surface
• Utilities: Public water; Public sewer; 100-amp electric service
• Home design: Detached single-family home; 1.5-story design; Approximately 1,106 total finished square feet; Main level approx. 806 sq ft; Upper level approx. 300 sq ft; Rehab planned/completed in 2026; Built more than 100 years ago; Property faces unspecified direction
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation; Built before 1978
• Exterior features: Corner lot (50 x 120)

Interior

• Kitchen: Eating area / table space
• Bedrooms: Master bedroom on main level (11 x 12); Two additional bedrooms on second level (each 9 x 10)
• Flooring: Luxury vinyl flooring throughout main living areas and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished attic with interior stair; Separate dining room; 1st-floor full bath; Six total rooms
• Laundry & utility: Main-level laundry (7 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $105k (15.6% below list).
• Recommended offer: $105k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.3% in Metropolis — 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 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); Massac Jr High School (math 25% / reading 36%, grade F, #241 of 665 statewide, top 37%, 244 students, 0% FRL); Massac County High School (math 12% / reading 27%, grade F, #397 of 693 statewide, top 61%, 583 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.
• 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $105,480 (15.6% below list)

Questions for the listing agent

1. Built in 1923 — 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. 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?
4. 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?
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: 0.84% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $69,678
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 Girard St	0.12mi	2/1.0 (-1)	1,147 (+4%)	0mo	$60,000	$52	83
307 E 8th St	0.31mi	3/1.5	1,125 (+2%)	0mo	$70,500	$63	80
1806 Market St	0.35mi	3/1.0	1,094 (-1%)	2mo	$94,500	$86	80
1018 Girard St	0.14mi	3/1.0	1,197 (+8%)	0mo	$19,000	$16	80
1302 Catherine St	0.19mi	2/1.0 (-1)	1,064 (-4%)	7mo	$93,900	$88	74
404 E 7th St	0.43mi	3/1.0	1,088 (-2%)	7mo	$37,500	$34	72
1002 Ferry St	0.13mi	3/1.5	1,200 (+8%)	8mo	$59,000	$49	71
212 E 19th St St	0.37mi	3/1.0	1,000 (-10%)	4mo	$140,000	$140	63
718 Girard St	0.33mi	2/1.0 (-1)	1,200 (+8%)	8mo	$73,000	$61	58
508 Hillcrest St	0.62mi	3/1.0	1,216 (+10%)	3mo	$118,500	$97	52
113 E 21st St	0.51mi	3/2.0	1,216 (+10%)	6mo	$76,500	$63	50
528 W 20th St	0.61mi	3/2.0	1,231 (+11%)	2mo	$130,000	$106	47

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-14,865
• Equity at exit: $18,638

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-6,157
• Equity at exit: $10,808

Cash invested: $35,000 (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 62960

• Home prices YoY: -19.6%
• Active inventory: 72
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $86

Break-even live

Break-even rent $947

Max offer price $125,000

Occupancy floor 87%

Sensitivity live

Price	-10% $156	-5% $121	+0% $86	+5% $50	+10% $15
Rent	-10% $2	-5% $44	+0% $86	+5% $127	+10% $169
Rate	-1.0pp $148	-0.5pp $117	base $86	+0.5pp $53	+1.0pp $20

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $125,000 Active 25 DOM
2. 2026-06-21
   days on market $125,000 Active 24 DOM
3. 2026-06-21
   days on market $125,000 Active 23 DOM
4. 2026-06-18
   days on market $125,000 Active 21 DOM
5. 2026-06-17
   days on market $125,000 Active 20 DOM
6. 2026-06-16
   days on market $125,000 Active 19 DOM
7. 2026-06-15
   days on market $125,000 Active 18 DOM
8. 2026-06-13
   days on market $125,000 Active 16 DOM
9. 2026-06-12
   days on market $125,000 Active 15 DOM
10. 2026-06-09
    days on market $125,000 Active 12 DOM
11. 2026-06-08
    days on market $125,000 Active 11 DOM
12. 2026-06-07
    days on market $125,000 Active 10 DOM
13. 2026-06-05
    days on market $125,000 Active 8 DOM
14. 2026-06-04
    days on market $125,000 Active 6 DOM
15. 2026-06-02
    days on market $125,000 Active 5 DOM
16. 2026-06-01
    days on market $125,000 Active 4 DOM
17. 2026-05-31
    days on market $125,000 Active 3 DOM
18. 2026-05-31
    days on market $125,000 Active 2 DOM
19. 2026-05-28
    listed $125,000 Active
20. 2006-05-11
    soldstatus $50,000

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$1,178/yr (+$98/mo · 244.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $12,658
• − Mortgage interest: −$7,002
• − Property taxes: −$482
• − Insurance: −$625
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$3,636
• Taxable loss: −$1,113
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $1,293/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

+150.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $125,000 MRED as Distributed by MLS Grid
• 2006-05-11 Sold (Public Records) $50,000 Public Records

Property tax history

-0.7%/yr

Latest (2024): $482 · -8.0% YoY. Source: county tax records.