207 Brenda Ln · Girard, IL 62640

$90,000

2 bd · 1.0 ba · 895 sqft · SingleFamily · 6 Days on market

Built 1956 2,500 sqft lot $101/sqft · at area comps Est $104k · 13% 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 +17.1/30.0
• ARV discount +13.5/15.0
• DSCR +5.3/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All on one level, Ranch style home with living room and dining room open concept to the kitchen. Two bedrooms and one full bath with tub and shower. Laundry area and lots of storage. Home has 2 sheds for additional storage and parking area. Home sold as is, buyer to verify all MLS information.

Key facts

• New doors
• New siding
• New flooring

Tags

• NEW ROOF
• NEW WINDOWS
• NEW DOORS
• NEW FLOORING
• NEW SIDING
• NEW HOT WATER HEATER

Property features AI

Exterior

• Parking: Gravel parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1956
• Construction: Shingle roof
• Exterior features: Level lot; Shed(s)

Interior

• Kitchen: Refrigerator; Tile flooring in kitchen (approx. 14 x 12.2)
• Bedrooms: 2 bedrooms (main level and upper level); Primary bedroom on main level with egress window and luxury vinyl plank flooring (approx. 10.9 x 11); Second bedroom on main level with egress window and luxury vinyl plank flooring (approx. 9.9 x 11.8)
• Flooring: Luxury vinyl plank in main living areas and bedrooms; Tile in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); No basement
• Laundry & utility: Main level laundry (approx. 5.3 x 4.6)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $62 ($743/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 $85k (5.5% below list).
• Recommended offer: $85k (5.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#787 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Market conditions: 13 active listings in the ZIP; 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 $622 of loan paydown is wiped out by about $3k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 29y 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 $35k; list at $90k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,050 (5.5% below list)

Questions for the listing agent

1. Built in 1956 — 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: 0.95% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (median comp): $103,886
• List price: $90,000
• Delta: -16.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 N 2nd St	0.68mi	2/1.0	900 (+1%)	2mo	$90,000	$100	66

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-10,637
• Equity at exit: $13,419

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-4,166
• Equity at exit: $7,782

Cash invested: $25,200 (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 62640

• Home prices YoY: -17.8%
• Active inventory: 13
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $62

Break-even live

Break-even rent $772

Max offer price $90,000

Occupancy floor 88%

Sensitivity live

Price	-10% $113	-5% $87	+0% $62	+5% $36	+10% $11
Rent	-10% $-5	-5% $28	+0% $62	+5% $95	+10% $129
Rate	-1.0pp $107	-0.5pp $85	base $62	+0.5pp $39	+1.0pp $15

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $90,000 Active 6 DOM
2. 2026-06-18
   days on market $90,000 Active 4 DOM
3. 2026-06-17
   days on market $90,000 Active 3 DOM
4. 2026-06-16
   days on market $90,000 Active 2 DOM
5. 2026-06-15
   statusdays on market $90,000 Active 1 DOM
6. 2026-06-13
   days on market $90,000 Coming Soon 3 DOM
7. 2026-06-12
   remarks 693-char remark
8. 2026-06-12
   pricestatusdays on marketlisting id $90,000 Coming Soon 2 DOM
9. 2026-05-11
   historical
10. 2026-02-26
    price
11. 2025-12-23
    price
12. 2025-11-10
    listed Active
13. 2023-06-13
    soldstatus Closed 298-char remark

    Show marketing remark (298 chars)

    All on one level, Ranch style home with living room and dining room open concept to the kitchen. Two bedrooms and one full bath with tub and shower. Laundry area and lots of storage. Home has 2 sheds for additional storage and parking area. Home sold as is, buyer to verify all MLS information.

14. 2023-04-17
    status Pending 298-char remark

    Show marketing remark (298 chars)

    All on one level, Ranch style home with living room and dining room open concept to the kitchen. Two bedrooms and one full bath with tub and shower. Laundry area and lots of storage. Home has 2 sheds for additional storage and parking area. Home sold as is, buyer to verify all MLS information.

15. 2023-03-14
    price $34,000 298-char remark

    Show marketing remark (298 chars)

    All on one level, Ranch style home with living room and dining room open concept to the kitchen. Two bedrooms and one full bath with tub and shower. Laundry area and lots of storage. Home has 2 sheds for additional storage and parking area. Home sold as is, buyer to verify all MLS information.

16. 2023-02-10
    listed $39,900 Active 298-char remark

    Show marketing remark (298 chars)

    All on one level, Ranch style home with living room and dining room open concept to the kitchen. Two bedrooms and one full bath with tub and shower. Laundry area and lots of storage. Home has 2 sheds for additional storage and parking area. Home sold as is, buyer to verify all MLS information.

17. 2021-08-06
    historical
18. 2013-12-06
    soldstatus $35,000
19. 2013-12-01
    soldstatus $35,000
20. 2013-09-28
    listed $38,000
21. 2006-09-20
    soldstatus $22,000
22. 2006-09-18
    soldstatus $22,000
23. 2006-06-23
    listed $24,900
24. 1997-08-22
    soldstatus $39,000
25. 1997-03-20
    listed $42,500

ⓘ 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: $1,207 · $101/mo
• Projected year-2 tax: $1,625 · $135/mo
• Expected delta: +$418/yr (+$35/mo · 34.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $10,206
• − Mortgage interest: −$5,041
• − Property taxes: −$1,207
• − Insurance: −$450
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,618
• Taxable loss: −$743
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $921/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 — Girard

• Score: 63/100
• State rank: #787
• US rank: #15695

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Girard, IL
• Population (ZIP): 3,342

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Romanian 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▼ -39.96%
• Current HPI: 185.0228
• 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

+111.8% since first listed

19 events — show timeline

• 2026-06-14 Listed $90,000 RMLSA as Distributed by MLS Grid
• 2026-06-10 Coming Soon $90,000 RMLSA as Distributed by MLS Grid
• 2026-05-11 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-02-26 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-12-23 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-10 Listed — RMLSA as Distributed by MLS Grid
• 2023-06-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-04-17 Pending — MARIS as Distributed by MLS Grid
• 2023-03-14 Price Changed $34,000 MARIS as Distributed by MLS Grid
• 2023-02-10 Listed $39,900 MARIS as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2013-12-06 Sold (MLS) $35,000 RMLSA as Distributed by MLS Grid
• 2013-12-01 Sold (Public Records) $35,000 Public Records
• 2013-09-28 Listed $38,000 RMLSA as Distributed by MLS Grid
• 2006-09-20 Sold (Public Records) $22,000 Public Records
• 2006-09-18 Sold (MLS) $22,000 RMLSA as Distributed by MLS Grid
• 2006-06-23 Listed $24,900 RMLSA as Distributed by MLS Grid
• 1997-08-22 Sold (MLS) $39,000 RMLSA as Distributed by MLS Grid
• 1997-03-20 Listed $42,500 RMLSA as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2024): $1,207 · +4.4% YoY. Source: county tax records.