713 E Warren St · Bunker Hill, IL 62014

$129,900

3 bd · 1.0 ba · 1,510 sqft · SingleFamily · 31 Days on market

Built 1886 0.39 ac lot

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Why this score? — see what drove the D 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 +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Flippers dream! A lot of property for the price; just needs a little TLC. 1-½ story, 3 bedroom, 1 full bath with walk in spa/tub and shower. Large eat-in kitchen with range, microwave, and refrigerator included. Spacious living and dining room. Utility room in basement with newer washer and dryer included. Large double garage with single enclosed lean to shed/workshop, just waiting to become a man cave or she shed. Would be a car nut's paradise; garage is set up to be heated; room for multiple cars. Plenty of space on this corner lot for gardening and/or entertaining. Two wells located on property.

Key facts

• New metal roof
• Laundry room
• Bonus room

Tags

• HUGE WORKSHOP
• LAUNDRY ROOM
• MUD ROOM
• BONUS ROOM
• NEW METAL ROOF

Property features AI

Finance

• Other: Living area reported as 1,510 (source: other)
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: 4 total parking spaces; Detached heated garage with 4 garage spaces; Garage faces side with garage door opener; Additional off-street parking on asphalt; Oversized parking
• Utilities: Public water; Public sewer; Electric service (Ameren); Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; One and one-half stories; Residential property
• Construction: Aluminum siding; Metal roof; Has basement (cellar, unfinished)
• Exterior features: Corner lot; Lot dimensions approximately 91 x 185

Interior

• Kitchen: Dishwasher; Microwave; Gas Range
• Bedrooms: 3 bedrooms total — 2 on the main level and 1 on the upper level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Gas Range; Cellar (unfinished basement); Central vacuum not listed
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $60 ($716/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 $118k (9.1% below list).
• Recommended offer: $118k (9.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#732 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Bunker Hill CUSD 8 (rural): math 12% / reading 19% proficiency, ranked #489 of 620 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bunker Hill High School (math 12% / reading 22%, grade F, #430 of 693 statewide, top 66%, 216 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 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 $898 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

• It's been on market 31 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $57k; list at $130k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,049 (9.1% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $42,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 E Morgan St	0.32mi	3/1.0	1,350 (-11%)	3mo	$37,500	$28	65

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: -13.2%
• Equity multiple: 0.53×
• Total profit: $-17,249
• Equity at exit: $19,369

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-10,119
• Equity at exit: $11,231

Cash invested: $36,372 (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 62014

• Home prices YoY: -13.2%
• Active inventory: 12
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$138 /mo · $1,652/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $60

Break-even live

Break-even rent $1,105

Max offer price $129,900

Occupancy floor 90%

Sensitivity live

Price	-10% $133	-5% $96	+0% $60	+5% $23	+10% $-14
Rent	-10% $-34	-5% $13	+0% $60	+5% $106	+10% $153
Rate	-1.0pp $125	-0.5pp $93	base $60	+0.5pp $26	+1.0pp $-8

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $129,900 Active 31 DOM
2. 2026-06-17
   days on market $129,900 Active 30 DOM
3. 2026-06-16
   days on market $129,900 Active 29 DOM
4. 2026-06-15
   days on market $129,900 Active 28 DOM
5. 2026-06-13
   days on market $129,900 Active 26 DOM
6. 2026-06-09
   days on market $129,900 Active 22 DOM
7. 2026-06-08
   days on market $129,900 Active 21 DOM
8. 2026-06-07
   days on market $129,900 Active 20 DOM
9. 2026-06-03
   days on market $129,900 Active 16 DOM
10. 2026-06-02
    pricedays on market $129,900 Active 15 DOM
11. 2026-06-01
    days on market $134,900 Active 14 DOM
12. 2026-05-31
    days on market $134,900 Active 13 DOM
13. 2026-05-18
    listed $134,900 Active
14. 2026-03-25
    price $132,900
15. 2026-03-17
    status Active
16. 2026-02-04
    status Pending
17. 2026-01-22
    price $134,900
18. 2026-01-08
    price $139,900
19. 2025-12-22
    listed $145,000 Active
20. 2025-12-15
    historical
21. 2020-01-21
    soldstatus $57,000
22. 2020-01-15
    soldstatus 622-char remark

    Show marketing remark (622 chars)

    Flippers dream! A lot of property for the price; just needs a little TLC. 1-½ story, 3 bedroom, 1 full bath with walk in spa/tub and shower. Large eat-in kitchen with range, microwave, and refrigerator included. Spacious living and dining room. Utility room in basement with newer washer and dryer included. Large double garage with single enclosed lean to shed/workshop, just waiting to become a man cave or she shed. Would be a car nut's paradise; garage is set up to be heated; room for multiple cars. Plenty of space on this corner lot for gardening and/or entertaining. Two wells located on property.

ⓘ 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: $1,652 · $138/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$649/yr (+$54/mo · 39.3%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,166
• − Mortgage interest: −$7,276
• − Property taxes: −$1,652
• − Insurance: −$650
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$3,779
• Taxable loss: −$1,457
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $1,065/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: Bunker Hill CUSD 8
• NCES district ID: 1707770
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 19% ▼ -14.00%
• Median HH income: $53,000
• Composite: 14.45/100
• National rank: #9428
• State rank: #489 of 620 in IL

Livability — Bunker Hill

• Score: 64/100
• State rank: #732
• US rank: #14855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bunker Hill, IL
• City population: 3,695
• Population (ZIP): 3,695

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Lithuanian 2% Portuguese 2%
• Foreign-born: 1% · South Korea

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: ▼ -29.97%
• Current HPI: 197.4978
• 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

+136.7% since first listed

10 events — show timeline

• 2026-05-18 Listed $134,900 MARIS as Distributed by MLS Grid
• 2026-03-25 Price Changed $132,900 MARIS as Distributed by MLS Grid
• 2026-03-17 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-04 Pending — MARIS as Distributed by MLS Grid
• 2026-01-22 Price Changed $134,900 MARIS as Distributed by MLS Grid
• 2026-01-08 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2025-12-22 Listed $145,000 MARIS as Distributed by MLS Grid
• 2025-12-15 Coming Soon — MARIS as Distributed by MLS Grid
• 2020-01-21 Sold (Public Records) $57,000 Public Records
• 2020-01-15 Sold (MLS) — MARIS as Distributed by MLS Grid

Property tax history

+13.0%/yr

Latest (2024): $1,652 · +8.7% YoY. Source: county tax records.