9974 N Maxwell Ln · Mount Vernon, IL 62864

$45,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily · 4 Days on market

Built 1975 1.94 ac lot ↓ 34% since listing

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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 +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

A corner location in McClellan School District is slightly elevated for a nice view. The corner lot is a total of 1.94 acres. This 3 bedroom, 1 bath home with attached garage requires extensive repairs and updating. A large Living Room with picture window and fireplace are your first steps inside. Continue ahead and the Dining Room with a patio door sits adjacent to the Kitchen, with the laundry inside a closet opposite the other appliances. Just beyond is the one-car garage. Down the short hallway are three average-sized bedrooms, one of which shares access to the one full bath in a Jack-and-Jill style. A deck extends into the backyard where there is a shed, outbuilding and dog run. Roll u

Key facts

• Corner location
• Total of 1.94 acres
• Picture window

Tags

• CORNER LOCATION
• MCCLELLAN SCHOOL DISTRICT
• ELEVATED FOR A NICE VIEW
• TOTAL OF 1.94 ACRES
• LARGE LIVING ROOM
• PICTURE WINDOW

Property features AI

Finance

• Other: Living area listed as approximately 1,500 total finished square feet; Lot dimensions: 271 x 314 x 271 x 314; Lot size approximately 1.0–1.99 acres; Directions: IL Hwy 148 to Freesia Rd, turn east, continue to Maxwell, turn right, property on left at corner
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage with six garage spaces; Gravel parking
• Utilities: Public water; Septic tank sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Asphalt roof
• Construction: Built approximately 51–60 years ago; Masonite exterior; Block foundation; Built before 1978
• Exterior features: Deck and porch; Dog run; Corner lot

Interior

• Kitchen: Kitchen on main level (15 x 10) with linoleum flooring
• Bedrooms: Master bedroom on main level (13 x 10) with laminate flooring; Bedroom on main level (12 x 11) with laminate flooring; Bedroom on main level (9 x 9) with laminate flooring
• Flooring: Laminate flooring in living room, dining room and bedrooms; Linoleum flooring in kitchen and laundry
• Bathrooms: One full bathroom
• Heating & cooling: Electric baseboard heating; Central air conditioning
• Interior features: Six total rooms; Crawl space basement; Free-standing fireplace in the living room
• Laundry & utility: Main-level laundry closet (7 x 4) with linoleum flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 24.5% vs local median 5.2% in Mount Vernon — 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 69/100 on livability (#413 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Mt Vernon Twp Hsd 201 (town): math 13% / reading 16% proficiency, ranked #532 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 191 active listings in the ZIP; 6 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Jefferson County population projected at -14% 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1975 — 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 F-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. 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.
5. 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.
6. 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: 2.79% ✓
• Cap rate: 24.46%
• Cash-on-cash: 64.89%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $164,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11575 E Radisson Rd	0.26mi	3/2.0	1,328 (+6%)	20mo	$175,000	$132	56

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: 64.1%
• Equity multiple: 3.87×
• Total profit: $36,124
• Equity at exit: $6,710

10-year hold

• IRR: 68.5%
• Equity multiple: 7.94×
• Total profit: $87,414
• Equity at exit: $3,891

Cash invested: $12,600 (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 62864

• Active inventory: 191
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $681

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 41%

Sensitivity live

Price	-10% $712	-5% $697	+0% $681	+5% $666	+10% $650
Rent	-10% $582	-5% $632	+0% $681	+5% $731	+10% $781
Rate	-1.0pp $704	-0.5pp $693	base $681	+0.5pp $670	+1.0pp $658

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-07
   statusdays on market $45,000 Pending 4 DOM
2. 2026-06-04
   remarks 699-char remark
3. 2026-06-04
   listed $45,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,074
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$1,309
• Taxable income: $7,932
• Est. tax owed @ 24.0%: −$1,904
• After-tax cash flow: $6,273/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: Mt Vernon Twp Hsd 201
• NCES district ID: 1727360
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 16% ▼ -8.00%
• Median HH income: $38,188
• Composite: 12.22/100
• National rank: #9648
• State rank: #532 of 620 in IL

Livability — Mount Vernon

• Score: 69/100
• State rank: #413
• US rank: #8520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,061

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 36,818 people
• By 2030: 35,764 · -2.9%
• By 2040: 33,649 · -8.6%
• By 2050: 31,557 · -14.3%
• By 2075: 26,055 · -29.2%
• By 2100: 19,237 · -47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+47.8) · D 25.5% · R 73.3% · Other 1.3%
• 2008→2024 swing: -37.0pp toward R · 2008: -10.7pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+45.1 2016: R+43.2 2012: R+22.9 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.64%
• Current HPI: 134.2669
• 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

-34.3% since first listed

4 events — show timeline

• 2026-06-06 Pending — MRED as Distributed by MLS Grid
• 2026-06-02 Listed $45,000 MRED as Distributed by MLS Grid
• 2014-07-02 Sold (Public Records) $68,500 Public Records
• 2014-07-02 Sold (Public Records) $68,500 Public Records

Property tax history

+2.4%/yr

Latest (2024): $2,273 · +11.2% YoY. Source: county tax records.