731 E Jackson St · Virden, IL 62690

$139,900

3 bd · 2.0 ba · 1,130 sqft · SingleFamily · 1 Days on market

Built 1930 0.55 ac lot Est $99k · 41% over

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Why this score? — see what drove the F 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 +13.6/30.0
• Schools +5.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

move in ready, 3 bed, 2 bath home on 3 lots. new flooring and paint throughout, new paint, new ac and furnace. selling "as is"

Key facts

• New furnace
• Newly installed ac
• Remodeled bathroom

Tags

• UPDATED FLOORING
• REMODELED BATHROOM
• NEW GARAGE
• BACK PORCH
• NEWLY INSTALLED AC
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $7 ($90/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 $120k (14.2% below list).
• Recommended offer: $120k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#975 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D-, amenities F.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 70 units permitted in Macoupin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Macoupin County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.
• Current owner paid $65k; list at $140k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000 (14.2% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $99,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
731 E Jackson St	0.00mi	3/2.0	1,130 (0%)	1mo	$141,000	$125	99
129 S Ring St	0.18mi	3/1.0	1,142 (+1%)	11mo	$119,000	$104	77
206 N Henderson St	0.11mi	3/1.0	1,209 (+7%)	9mo	$125,000	$103	72
444 S Emmett St	0.49mi	3/1.0	1,120 (-1%)	11mo	$90,000	$80	63
202 S Dye St	0.48mi	2/1.0 (-1)	1,178 (+4%)	4mo	$95,000	$81	59
204 N Emmett St	0.20mi	2/1.0 (-1)	1,242 (+10%)	13mo	$109,900	$88	54
528 S Emmett St	0.56mi	3/1.0	1,200 (+6%)	7mo	$99,900	$83	54
132 E Fortune St	0.56mi	3/1.0	1,200 (+6%)	9mo	$110,000	$92	52
231 E Stoddard Ave	0.75mi	2/1.0 (-1)	1,244 (+10%)	1mo	$19,000	$15	38
119 N Church St	0.63mi	2/2.0 (-1)	1,242 (+10%)	15mo	$139,000	$112	37
313 S Dye St	0.56mi	2/1.0 (-1)	1,000 (-12%)	14mo	$23,400	$23	34
920 N Dye St	0.75mi	2/1.0 (-1)	1,000 (-12%)	9mo	$35,000	$35	29

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-22,193
• Equity at exit: $20,860

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-18,705
• Equity at exit: $12,096

Cash invested: $39,172 (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 62690

• Home prices YoY: -28.3%
• Active inventory: 13
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$149 /mo · $1,783/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $7

Break-even live

Break-even rent $1,191

Max offer price $139,900

Occupancy floor 94%

Sensitivity live

Price	-10% $87	-5% $47	+0% $7	+5% $-32	+10% $-72
Rent	-10% $-87	-5% $-40	+0% $7	+5% $55	+10% $102
Rate	-1.0pp $78	-0.5pp $43	base $7	+0.5pp $-29	+1.0pp $-66

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 S Springfield St Virden, IL	3.0	2.0	1200	$1,200	$1.00	22d	1	0.55mi

Listing history 5 events

1. 2026-04-22
   status Pending
2. 2026-04-21
   listed $139,900 Active
3. 2021-11-12
   soldstatus $65,000 136-char remark

   Show marketing remark (136 chars)

   move in ready, 3 bed, 2 bath home on 3 lots. new flooring and paint throughout, new paint, new ac and furnace. selling "as is"

4. 2021-10-05
   listed $65,000 136-char remark

   Show marketing remark (136 chars)

   move in ready, 3 bed, 2 bath home on 3 lots. new flooring and paint throughout, new paint, new ac and furnace. selling "as is"

5. 2021-02-04
   soldstatus $27,500

ⓘ 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: $1,783 · $149/mo
• Projected year-2 tax: $2,479 · $207/mo
• Expected delta: +$696/yr (+$58/mo · 39.0%)

ⓘ 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 · 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 2% 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: $14,400
• − Mortgage interest: −$7,837
• − Property taxes: −$1,783
• − Insurance: −$700
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,070
• Taxable loss: −$2,293
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $640/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)

No district data.

Livability — Virden

• Score: 60/100
• State rank: #975
• US rank: #18878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,878
• Population (ZIP): 3,878

Population outlook (Macoupin County) Hauer SSP2

• Today (2025): 42,867 people
• By 2030: 40,796 · -4.8%
• By 2040: 36,135 · -15.7%
• By 2050: 31,469 · -26.6%
• By 2075: 22,102 · -48.4%
• By 2100: 15,380 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Iranian 7% Lithuanian 2% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Macoupin

• 2024 margin: Solid R (+39.2) · D 29.4% · R 68.7% · Other 1.9%
• 2008→2024 swing: -49.0pp toward R · 2008: 9.8pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+35.0 2012: R+7.0 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.41%
• Current HPI: 125.3599
• 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

+408.7% since first listed

5 events — show timeline

• 2026-04-22 Pending — RMLSA as Distributed by MLS Grid
• 2026-04-21 Listed $139,900 RMLSA as Distributed by MLS Grid
• 2021-11-12 Sold (MLS) $65,000 RMLSA as Distributed by MLS Grid
• 2021-10-05 Listed $65,000 RMLSA as Distributed by MLS Grid
• 2021-02-04 Sold (Public Records) $27,500 Public Records

Property tax history

+6.9%/yr

Latest (2024): $1,783 · +45.8% YoY. Source: county tax records.