1018 Girard St · Metropolis, IL 62960

$20,000

3 bd · 1.0 ba · 1,197 sqft · Other · 14 Days on market

Built 1923 6,000 sqft lot ↓ 43% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom, one bath home with detached garage. Needs some work, but tons of potential for investment property or starter home! Cooktop/Oven Refrigerator, Dryer

Key facts

• Detached garage
• 6,000 sq ft lot
• Garage

Tags

• DETACHED GARAGE
• WALKING DISTANCE TO SHOPS

Property features AI

Finance

• Other: Property is in an unincorporated area of Metropolis; Directions: From E 5th Street turn right onto Butler St, left onto E 7th St, right on Girard St
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (1 garage space; 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership; Built more than 100 years ago; Home was built before 1978
• Construction: Not reported as rebuilt or rehabilitated
• Exterior features: Lot dimensions approximately 50 x 120; Lot smaller than 0.25 acre

Interior

• Kitchen: Kitchen on the main level (approximately 14 x 14)
• Bedrooms: Three bedrooms (all on the main level); Bedroom dimensions include 12 x 14 (master), 11 x 12, and 10 x 11
• Flooring: Hardwood flooring in the kitchen; Carpet in living room and bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Laundry located in a bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $20k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 48.0% vs local median 5.3% in Metropolis — 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 75/100 on livability (#217 in IL, #4,091 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, commute F, employment D-.
• Massac UD 1 (rural): math 24% / reading 28% proficiency, ranked #318 of 620 in IL (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 72 active listings in the ZIP; 5 units permitted in Massac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Massac County population projected at -28% 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 4.1% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $20,000

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 5.54% ✓
• Cap rate: 47.96%
• Cash-on-cash: 148.80%
• DSCR: 7.62
• GRM: 1.5

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: —
• Equity multiple: 8.33×
• Total profit: $41,029
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 17.58×
• Total profit: $92,852
• Equity at exit: $1,729

Cash invested: $5,600 (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 62960

• Home prices YoY: -19.6%
• Active inventory: 72
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $694

Break-even live

Break-even rent $230

Max offer price $20,000

Occupancy floor 32%

Sensitivity live

Price	-10% $706	-5% $700	+0% $694	+5% $689	+10% $683
Rent	-10% $607	-5% $651	+0% $694	+5% $738	+10% $782
Rate	-1.0pp $704	-0.5pp $699	base $694	+0.5pp $689	+1.0pp $684

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-19
   status Pending
2. 2026-05-05
   listed $20,000 Active
3. 2018-08-21
   soldstatus $30,000 163-char remark

   Show marketing remark (163 chars)

   Three bedroom, one bath home with detached garage. Needs some work, but tons of potential for investment property or starter home! Cooktop/Oven Refrigerator, Dryer

4. 2018-08-21
   soldstatus $30,000 163-char remark

   Show marketing remark (163 chars)

   Three bedroom, one bath home with detached garage. Needs some work, but tons of potential for investment property or starter home! Cooktop/Oven Refrigerator, Dryer

5. 2018-07-17
   listed $34,900 163-char remark

   Show marketing remark (163 chars)

   Three bedroom, one bath home with detached garage. Needs some work, but tons of potential for investment property or starter home! Cooktop/Oven Refrigerator, Dryer

6. 2018-07-17
   listed $34,900 163-char remark

   Show marketing remark (163 chars)

   Three bedroom, one bath home with detached garage. Needs some work, but tons of potential for investment property or starter home! Cooktop/Oven Refrigerator, Dryer

ⓘ 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: $820 · $68/mo
• Projected year-2 tax: $820 · $68/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,306
• − Mortgage interest: −$1,120
• − Property taxes: −$820
• − Insurance: −$100
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$582
• Taxable income: $8,554
• Est. tax owed @ 24.0%: −$2,053
• After-tax cash flow: $6,280/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: Massac UD 1
• NCES district ID: 1725000
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $41,431
• Composite: 22.06/100
• National rank: #8192
• State rank: #318 of 620 in IL

Livability — Metropolis

• Score: 75/100
• State rank: #217
• US rank: #4091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metropolis, IL
• Population (ZIP): 10,823

Population outlook (Massac County) Hauer SSP2

• Today (2025): 13,461 people
• By 2030: 12,675 · -5.8%
• By 2040: 11,124 · -17.4%
• By 2050: 9,711 · -27.9%
• By 2075: 7,253 · -46.1%
• By 2100: 5,666 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Massac

• 2024 margin: Solid R (+48.8) · D 25.2% · R 74.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -23.4pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+48.0 2016: R+49.6 2012: R+33.7 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.38%
• Current HPI: 137.0772
• 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

-42.7% since first listed

6 events — show timeline

• 2026-05-19 Pending — MRED as Distributed by MLS Grid
• 2026-05-05 Listed $20,000 MRED as Distributed by MLS Grid
• 2018-08-21 Sold (MLS) $30,000 MRED as Distributed by MLS Grid
• 2018-08-21 Sold (MLS) $30,000 RMLSA as Distributed by MLS Grid
• 2018-07-17 Listed $34,900 MRED as Distributed by MLS Grid
• 2018-07-17 Listed $34,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $820 · -4.5% YoY. Source: county tax records.