509 Fremont St · Jerseyville, IL 62052

$95,500

2 bd · 1.0 ba · 1,008 sqft · SingleFamily · 104 Days on market

Built 1949 8,559 sqft lot $95/sqft · 24% below area Est $125k · 24% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Come Check out this adorable 2 bed 1 bath in Jerseyville. Looking to downsize? Looking for a great starter home? You can call this place your own. Brand new roof in February 2026. Large garage with plenty of storage. Located on a quiet dead end road. Call your favorite realtor to set up a showing! Sold As Is. Buyers and buyers agent to verify all information.

Key facts

• 8,559 sq ft lot
• Garage
• Built 1949

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (13.0% below list).
• Recommended offer: $79k (16.8% below list) — sets the bar for cash-flow.

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; 2 comparable units currently listed for rent nearby; 101 units permitted in Jersey County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($660 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.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $96k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,429 (16.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 9.6

CMA / ARV

• ARV (median comp): $125,097
• List price: $95,500
• Delta: -23.66%
• 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
701 Sumner St	0.10mi	3/1.0 (+1)	1,096 (+9%)	1mo	$83,000	$76	75
403 Fremont St	0.03mi	3/2.0 (+1)	1,080 (+7%)	3mo	$146,000	$135	75
604 Stryker Ave	0.13mi	2/1.0	1,129 (+12%)	1mo	$55,000	$49	73
1141 Warren St	0.70mi	2/1.0	1,008 (0%)	4mo	$149,000	$148	64
935 Forest St	0.33mi	2/1.0	1,132 (+12%)	1mo	$165,000	$146	63
908 Walnut St	0.72mi	3/1.0 (+1)	1,008 (0%)	6mo	$149,900	$149	57
204 Northmoor Dr	0.62mi	3/1.0 (+1)	1,029 (+2%)	8mo	$163,000	$158	56
103 Deye St	0.37mi	2/1.0	864 (-14%)	4mo	$124,000	$144	56
621 Cleveland St	0.66mi	3/1.0 (+1)	1,035 (+3%)	7mo	$113,500	$110	54
1137 Warren St	0.67mi	3/1.0 (+1)	1,097 (+9%)	2mo	$153,000	$139	47
505 W Spruce St	0.70mi	2/2.0	1,117 (+11%)	7mo	$169,000	$151	39
405 W Pine St	0.66mi	3/1.0 (+1)	1,155 (+15%)	7mo	$42,500	$37	34

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $46,284
• Equity at exit: $86,034

10-year hold

• IRR: 19.4%
• Equity multiple: 6.27×
• Total profit: $140,986
• Equity at exit: $185,535

Cash invested: $26,740 (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: 9.6×

Monthly cashflow live

• Estimated rent: $831 medium
• Mortgage (P&I): −$501
• Tax from tax record: −$207 /mo · $2,478/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $-91

Break-even live

Break-even rent $946

Max offer price $79,429

Occupancy floor —

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: $23,875
• Closing costs: $2,865
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 George St Unit K Jerseyville, IL	2.0	1.0	800	$775	$0.97	11d	1	0.56mi
211 W County Rd Jerseyville, IL	2.0	1.0	786	$950	$1.21	2d	1	1.18mi

Listing history 16 events

1. 2026-06-18
   days on market $95,500 Active 104 DOM
2. 2026-06-17
   days on market $95,500 Active 103 DOM
3. 2026-06-16
   days on market $95,500 Active 102 DOM
4. 2026-06-15
   days on market $95,500 Active 101 DOM
5. 2026-06-13
   days on market $95,500 Active 99 DOM
6. 2026-06-09
   days on market $95,500 Active 95 DOM
7. 2026-06-08
   days on market $95,500 Active 94 DOM
8. 2026-06-07
   days on market $95,500 Active 93 DOM
9. 2026-06-03
   days on market $95,500 Active 89 DOM
10. 2026-06-02
    days on market $95,500 Active 88 DOM
11. 2026-06-01
    days on market $95,500 Active 87 DOM
12. 2026-05-31
    days on market $95,500 Active 86 DOM
13. 2026-04-15
    price $95,500 361-char remark

    Show marketing remark (361 chars)

    Come Check out this adorable 2 bed 1 bath in Jerseyville. Looking to downsize? Looking for a great starter home? You can call this place your own. Brand new roof in February 2026. Large garage with plenty of storage. Located on a quiet dead end road. Call your favorite realtor to set up a showing! Sold As Is. Buyers and buyers agent to verify all information.

14. 2026-03-07
    listed $98,500 Active 361-char remark

    Show marketing remark (361 chars)

    Come Check out this adorable 2 bed 1 bath in Jerseyville. Looking to downsize? Looking for a great starter home? You can call this place your own. Brand new roof in February 2026. Large garage with plenty of storage. Located on a quiet dead end road. Call your favorite realtor to set up a showing! Sold As Is. Buyers and buyers agent to verify all information.

15. 2026-02-28
    historical $98,500 361-char remark

    Show marketing remark (361 chars)

    Come Check out this adorable 2 bed 1 bath in Jerseyville. Looking to downsize? Looking for a great starter home? You can call this place your own. Brand new roof in February 2026. Large garage with plenty of storage. Located on a quiet dead end road. Call your favorite realtor to set up a showing! Sold As Is. Buyers and buyers agent to verify all information.

16. 1998-04-01
    soldstatus $45,500

ⓘ 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: $2,478 · $207/mo
• Projected year-2 tax: $2,478 · $207/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 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: $9,967
• − Mortgage interest: −$5,349
• − Property taxes: −$2,478
• − Insurance: −$478
• − Repairs & maintenance: −$797
• − Management: −$797
• − Depreciation: −$2,778
• Taxable loss: −$2,711
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $-441/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

+109.9% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $95,500 MARIS as Distributed by MLS Grid
• 2026-03-07 Listed $98,500 MARIS as Distributed by MLS Grid
• 2026-02-28 Coming Soon $98,500 MARIS as Distributed by MLS Grid
• 1998-04-01 Sold (Public Records) $45,500 Public Records

Property tax history

+3.7%/yr

Latest (2024): $2,478 · +18.4% YoY. Source: county tax records.