608 S Lafayette St · Jerseyville, IL 62052

$95,000

2 bd · 1.0 ba · 843 sqft · SingleFamily · 83 Days on market

Built 1935 5,749 sqft lot $113/sqft · 6% below area Est $101k · 6% 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).

• Cash flow +15.1/30.0
• ARV discount +10.1/15.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 2-bedroom, 1-bath home has been updated and is move-in ready. Situated in a great neighborhood, it offers both comfort and convenience. The kitchen features newer cabinets and countertops, while neutral paint colors and newer flooring create a bright, modern feel throughout. Recent upgrades include newer windows, gutters, and a hot water heater, with the roof replaced in 2017. A full basement provides plenty of space for all your storage needs. Don’t miss your chance to make this home yours!

Key facts

• Great neighborhood
• Newer cabinets
• Newer countertops

Tags

• GREAT NEIGHBORHOOD
• NEWER CABINETS
• NEWER COUNTERTOPS
• NEWER WINDOWS
• NEWER GUTTERS
• HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $31 ($371/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 $88k (7.8% below list).
• Recommended offer: $88k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 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 ($657 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 83 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,551 (7.8% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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: 0.92% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (median comp): $100,717
• List price: $95,000
• Delta: -5.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Leonard Ave	0.23mi	2/1.0	840 (-0%)	5mo	$32,500	$39	84
705 S Arch St	0.16mi	2/1.0	885 (+5%)	6mo	$54,900	$62	79
101 S Liberty St	0.33mi	2/1.0	816 (-3%)	4mo	$99,900	$122	76
604 W Spruce St	0.47mi	2/1.0	816 (-3%)	0mo	$130,500	$160	73
403 Lincoln Ave	0.65mi	2/1.0	845 (+0%)	2mo	$71,500	$85	67
308 Lincoln Ave	0.63mi	2/1.0	856 (+2%)	8mo	$98,500	$115	61
313 E Prairie St	0.48mi	2/1.0	887 (+5%)	9mo	$99,000	$112	61
304 Dorothy St	0.48mi	2/1.0	936 (+11%)	1mo	$139,900	$149	59
513 E Arch St	0.73mi	2/1.0	826 (-2%)	13mo	$120,000	$145	52
907 W Exchange St	0.62mi	2/1.0	720 (-15%)	0mo	$120,000	$167	46
209 Mcgill St	0.70mi	3/1.0 (+1)	880 (+4%)	11mo	$27,000	$31	46
206 Hollow Ave	0.74mi	2/1.0	745 (-12%)	11mo	$87,000	$117	37

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: 25.3%
• Equity multiple: 3.02×
• Total profit: $53,724
• Equity at exit: $85,584

10-year hold

• IRR: 22.3%
• Equity multiple: 6.89×
• Total profit: $156,693
• Equity at exit: $184,564

Cash invested: $26,600 (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 62052

• Home prices YoY: 10.2%
• Active inventory: 90
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $31

Break-even live

Break-even rent $836

Max offer price $95,000

Occupancy floor 91%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 W County Rd Jerseyville, IL	2.0	1.0	786	$950	$1.21	1d	1	0.50mi
410 George St Unit K Jerseyville, IL	2.0	1.0	800	$775	$0.97	10d	1	0.69mi

Listing history 20 events

1. 2026-06-18
   days on market $95,000 Active 83 DOM
2. 2026-06-17
   days on market $95,000 Active 82 DOM
3. 2026-06-16
   days on market $95,000 Active 81 DOM
4. 2026-06-15
   days on market $95,000 Active 80 DOM
5. 2026-06-13
   pricedays on market $95,000 Active 78 DOM
6. 2026-06-09
   days on market $99,500 Active 74 DOM
7. 2026-06-08
   days on market $99,500 Active 73 DOM
8. 2026-06-07
   days on market $99,500 Active 72 DOM
9. 2026-06-03
   days on market $99,500 Active 68 DOM
10. 2026-06-02
    days on market $99,500 Active 67 DOM
11. 2026-06-01
    days on market $99,500 Active 66 DOM
12. 2026-05-31
    days on market $99,500 Active 65 DOM
13. 2026-04-18
    price $99,500 516-char remark

    Show marketing remark (516 chars)

    This charming 2-bedroom, 1-bath home has been updated and is move-in ready. Situated in a great neighborhood, it offers both comfort and convenience. The kitchen features newer cabinets and countertops, while neutral paint colors and newer flooring create a bright, modern feel throughout. Recent upgrades include newer windows, gutters, and a hot water heater, with the roof replaced in 2017. A full basement provides plenty of space for all your storage needs. Don’t miss your chance to make this home yours!

14. 2026-03-27
    listed $105,000 Active 516-char remark

    Show marketing remark (516 chars)

    This charming 2-bedroom, 1-bath home has been updated and is move-in ready. Situated in a great neighborhood, it offers both comfort and convenience. The kitchen features newer cabinets and countertops, while neutral paint colors and newer flooring create a bright, modern feel throughout. Recent upgrades include newer windows, gutters, and a hot water heater, with the roof replaced in 2017. A full basement provides plenty of space for all your storage needs. Don’t miss your chance to make this home yours!

15. 2023-12-07
    soldstatus Closed 302-char remark

    Show marketing remark (302 chars)

    This adorable 2 bedroom, 1 bath home has been newly renovated and is move in ready! Kitchen has been updated with new cabinets and counter tops. New flooring and fresh paint throughout. New windows, gutters, and hot water heater. Roof new in 2017. Do not miss out on this one! Agent related to seller.

16. 2023-12-07
    soldstatus $85,000

    Show marketing remark (302 chars)

    This adorable 2 bedroom, 1 bath home has been newly renovated and is move in ready! Kitchen has been updated with new cabinets and counter tops. New flooring and fresh paint throughout. New windows, gutters, and hot water heater. Roof new in 2017. Do not miss out on this one! Agent related to seller.

17. 2023-12-05
    status Pending 302-char remark

    Show marketing remark (302 chars)

    This adorable 2 bedroom, 1 bath home has been newly renovated and is move in ready! Kitchen has been updated with new cabinets and counter tops. New flooring and fresh paint throughout. New windows, gutters, and hot water heater. Roof new in 2017. Do not miss out on this one! Agent related to seller.

18. 2023-11-03
    historical Active Under Contract 302-char remark

    Show marketing remark (302 chars)

    This adorable 2 bedroom, 1 bath home has been newly renovated and is move in ready! Kitchen has been updated with new cabinets and counter tops. New flooring and fresh paint throughout. New windows, gutters, and hot water heater. Roof new in 2017. Do not miss out on this one! Agent related to seller.

19. 2023-11-03
    listed $89,000 Active 302-char remark

    Show marketing remark (302 chars)

    This adorable 2 bedroom, 1 bath home has been newly renovated and is move in ready! Kitchen has been updated with new cabinets and counter tops. New flooring and fresh paint throughout. New windows, gutters, and hot water heater. Roof new in 2017. Do not miss out on this one! Agent related to seller.

20. 1989-07-01
    soldstatus $23,000

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $1,816 · $151/mo
• Expected delta: +$340/yr (+$28/mo · 23.1%)

ⓘ 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 (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: $10,506
• − Mortgage interest: −$5,321
• − Property taxes: −$1,476
• − Insurance: −$475
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,764
• Taxable loss: −$1,211
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $662/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

+332.6% since first listed

8 events — show timeline

• 2026-04-18 Price Changed $99,500 MARIS as Distributed by MLS Grid
• 2026-03-27 Listed $105,000 MARIS as Distributed by MLS Grid
• 2023-12-07 Sold (Public Records) $85,000 Public Records
• 2023-12-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-12-05 Pending — MARIS as Distributed by MLS Grid
• 2023-11-03 Contingent — MARIS as Distributed by MLS Grid
• 2023-11-03 Listed $89,000 MARIS as Distributed by MLS Grid
• 1989-07-01 Sold (Public Records) $23,000 Public Records

Property tax history

-0.0%/yr

Latest (2024): $1,476 · -20.7% YoY. Source: county tax records.