1004 S 25th St · Mount Vernon, IL 62864

$35,000

2 bd · 1.0 ba · 1,200 sqft · Other · 108 Days on market

Built 1938 7,509 sqft lot

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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 MLS

Why rent when you can buy? This 4 bedroom 1 bath can be your forever home with a little TLC. None

Key facts

• 7,509 sq ft lot
• Garage
• Built 1938

Property features AI

Finance

• Other: Lease not considered; Seller may consider concessions; Home warranty: none

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single family residence; Residential property; Two levels
• Construction: Brick construction; Block basement; Has basement
• Exterior features: Back yard

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Dryer; Oven; Refrigerator; Washer; Central air; Natural gas heating
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.9% vs local median 5.3% 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: 186 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $242 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.08% ✓
• Cap rate: 25.93%
• Cash-on-cash: 70.15%
• DSCR: 4.12
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.7%
• Equity multiple: 4.15×
• Total profit: $30,855
• Equity at exit: $5,219

10-year hold

• IRR: 73.8%
• Equity multiple: 8.55×
• Total profit: $74,008
• Equity at exit: $3,026

Cash invested: $9,800 (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: 186
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $573

Break-even live

Break-even rent $352

Max offer price $35,000

Occupancy floor 42%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1407 S 34th St Mt Vernon, IL	1.0–2.0	1.0–2.0	806	$1,310	$1.63	43d	7	0.67mi
4100 Willow Spgs Mount Vernon, IL	2.0–3.0	1.0–1.5	847	$736	$0.87	43d	1	1.03mi

Listing history 23 events

1. 2026-06-18
   days on market $35,000 Active 108 DOM
2. 2026-06-17
   days on market $35,000 Active 107 DOM
3. 2026-06-16
   days on market $35,000 Active 106 DOM
4. 2026-06-15
   days on market $35,000 Active 105 DOM
5. 2026-06-13
   days on market $35,000 Active 103 DOM
6. 2026-06-12
   days on market $35,000 Active 102 DOM
7. 2026-06-09
   days on market $35,000 Active 99 DOM
8. 2026-06-08
   days on market $35,000 Active 98 DOM
9. 2026-06-07
   days on market $35,000 Active 97 DOM
10. 2026-06-07
    days on market $35,000 Active 96 DOM
11. 2026-06-04
    days on market $35,000 Active 93 DOM
12. 2026-06-02
    days on market $35,000 Active 92 DOM
13. 2026-06-01
    days on market $35,000 Active 91 DOM
14. 2026-05-31
    days on market $35,000 Active 90 DOM
15. 2026-05-31
    days on market $35,000 Active 89 DOM
16. 2026-03-03
    listed $35,000 Active
17. 2026-03-03
    historical $35,000
18. 2021-08-06
    historical
19. 2016-02-25
    soldstatus 97-char remark

    Show marketing remark (97 chars)

    Why rent when you can buy? This 4 bedroom 1 bath can be your forever home with a little TLC. None

20. 2015-06-01
    listed $5,900 97-char remark

    Show marketing remark (97 chars)

    Why rent when you can buy? This 4 bedroom 1 bath can be your forever home with a little TLC. None

21. 2007-02-20
    soldstatus
22. 2006-08-07
    listed $28,500
23. 2005-01-07
    historical

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,925
• − Mortgage interest: −$1,961
• − Property taxes: −$958
• − Insurance: −$175
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,018
• Taxable income: $6,745
• Est. tax owed @ 24.0%: −$1,619
• After-tax cash flow: $5,256/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

• Census place: Mount Vernon, IL
• 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

+22.8% since first listed

8 events — show timeline

• 2026-03-03 Listed $35,000 MARIS as Distributed by MLS Grid
• 2026-03-03 Coming Soon $35,000 MARIS as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2016-02-25 Sold (MLS) — MRED as Distributed by MLS Grid
• 2015-06-01 Listed $5,900 MRED as Distributed by MLS Grid
• 2007-02-20 Sold (MLS) — MRED as Distributed by MLS Grid
• 2006-08-07 Listed $28,500 MRED as Distributed by MLS Grid
• 2005-01-07 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-1.1%/yr

Latest (2024): $958 · +7.5% YoY. Source: county tax records.