101 N 32nd St · Herrin, IL 62948

$82,875

2 bd · 1.0 ba · 846 sqft · SingleFamily · 88 Days on market

Built 1900 $98/sqft · 28% above area Est $65k · 28% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 101 N. 32nd Street. Nestled on a quiet, larger and peaceful corner lot. You will love this home with two nice size bedrooms, one bathroom with a step in shower and a cozy eat in kitchen with plenty of cupboard space. Laundry room with a side entrance. Included is a detached one car garage and a shed. Also equipped with all appliances. You will for sure love the large yard. Call for your appointment to see this home today!

Key facts

• Garage
• Built 1900
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 8.7% in Herrin — 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 64/100 on livability (#667 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: schools D, crime D-, amenities F.
• Herrin CUSD 4 (suburban): math 22% / reading 27% proficiency, ranked #364 of 620 in IL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 91 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 130 units permitted in Williamson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $58k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $77,902 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.36% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.78%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (median comp): $64,666
• List price: $82,875
• Delta: 28.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 W Cherry St	0.49mi	2/1.0	828 (-2%)	19mo	$75,000	$91	58
413 S 26th St	0.42mi	2/1.5	892 (+5%)	16mo	$69,900	$78	56
1212 W Monroe St	0.43mi	2/1.0	792 (-6%)	18mo	$48,000	$61	55
710 W Maple St	0.61mi	2/1.0	932 (+10%)	1mo	$94,800	$102	54
804 W Harrison St	0.58mi	2/1.0	940 (+11%)	2mo	$71,000	$76	53
1205 W Adams St	0.52mi	2/1.0	826 (-2%)	23mo	$92,000	$111	52
220 N 27th St	0.42mi	3/1.0 (+1)	884 (+4%)	22mo	$60,000	$68	50
520 N 27th St	0.57mi	3/1.0 (+1)	960 (+14%)	8mo	$105,000	$109	40
605 W Cherry St	0.69mi	2/1.0	928 (+10%)	15mo	$30,000	$32	39
700 N 30th St	0.54mi	1/1.0 (-1)	950 (+12%)	22mo	$60,000	$63	30

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $10,902
• Equity at exit: $12,357

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $40,756
• Equity at exit: $7,166

Cash invested: $23,205 (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 62948

• Home prices YoY: -34.1%
• Active inventory: 91
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $382

Break-even live

Break-even rent $640

Max offer price $82,875

Occupancy floor 61%

Sensitivity live

Price	-10% $429	-5% $406	+0% $382	+5% $359	+10% $335
Rent	-10% $294	-5% $338	+0% $382	+5% $427	+10% $471
Rate	-1.0pp $424	-0.5pp $403	base $382	+0.5pp $361	+1.0pp $339

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: $20,719
• Closing costs: $2,486
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 N 35th St Unit D Herrin, IL	2.0	1.0	850	$1,200	$1.41	45d	1	0.45mi
6 Court C Herrin, IL	2.0	1.0	900	$895	$0.99	45d	1	0.94mi
3 Ct D Herrin, IL	3.0	1.0	1000	$1,195	$1.20	45d	1	0.97mi

Listing history 27 events

1. 2026-06-21
   days on market $82,875 Active 88 DOM
2. 2026-06-19
   days on market $82,875 Active 86 DOM
3. 2026-06-18
   days on market $82,875 Active 85 DOM
4. 2026-06-17
   days on market $82,875 Active 84 DOM
5. 2026-06-16
   days on market $82,875 Active 83 DOM
6. 2026-06-15
   days on market $82,875 Active 82 DOM
7. 2026-06-14
   days on market $82,875 Active 80 DOM
8. 2026-06-13
   days on market $82,875 Active 79 DOM
9. 2026-06-10
   days on market $82,875 Active 77 DOM
10. 2026-06-09
    days on market $82,875 Active 76 DOM
11. 2026-06-08
    days on market $82,875 Active 75 DOM
12. 2026-06-07
    days on market $82,875 Active 74 DOM
13. 2026-06-03
    days on market $82,875 Active 70 DOM
14. 2026-06-02
    days on market $82,875 Active 69 DOM
15. 2026-06-01
    days on market $82,875 Active 68 DOM
16. 2026-05-31
    days on market $82,875 Active 67 DOM
17. 2026-05-30
    days on market $82,875 Active 66 DOM
18. 2026-03-25
    listed $82,875 Active 443-char remark

    Show marketing remark (443 chars)

    Welcome to 101 N. 32nd Street. Nestled on a quiet, larger and peaceful corner lot. You will love this home with two nice size bedrooms, one bathroom with a step in shower and a cozy eat in kitchen with plenty of cupboard space. Laundry room with a side entrance. Included is a detached one car garage and a shed. Also equipped with all appliances. You will for sure love the large yard. Call for your appointment to see this home today!

19. 2021-08-06
    historical
20. 2007-01-19
    soldstatus $57,650
21. 2007-01-19
    soldstatus $57,650
22. 2007-01-19
    soldstatus $58,000
23. 2006-11-30
    listed $59,500
24. 2006-11-30
    listed $59,500
25. 2006-05-15
    soldstatus $48,900
26. 2006-05-15
    soldstatus $49,000
27. 2006-04-14
    listed $48,900

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $1,158 · $97/mo
• Expected delta: +$723/yr (+$60/mo · 165.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,486
• − Mortgage interest: −$4,642
• − Property taxes: −$436
• − Insurance: −$414
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,411
• Taxable income: $3,425
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $3,767/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: Herrin CUSD 4
• NCES district ID: 1718810
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 27% ▼ -17.00%
• Median HH income: $38,824
• Composite: 20.56/100
• National rank: #8558
• State rank: #364 of 620 in IL

Livability — Herrin

• Score: 64/100
• State rank: #667
• US rank: #13670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Herrin, IL
• City population: 12,728
• Population (ZIP): 12,728

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 69,553 people
• By 2030: 70,090 · +0.8%
• By 2040: 70,345 · +1.1%
• By 2050: 69,394 · -0.2%
• By 2075: 63,590 · -8.6%
• By 2100: 51,154 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Black 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.8% · Other 1.3%
• 2008→2024 swing: -24.0pp toward R · 2008: -14.8pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+37.3 2016: R+41.2 2012: R+25.0 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.82%
• Current HPI: 131.1617
• 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

+69.5% since first listed

10 events — show timeline

• 2026-03-25 Listed $82,875 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2007-01-19 Sold (Public Records) $58,000 Public Records
• 2007-01-19 Sold (MLS) $57,650 RMLSA as Distributed by MLS Grid
• 2007-01-19 Sold (MLS) $57,650 MRED as Distributed by MLS Grid
• 2006-11-30 Listed $59,500 RMLSA as Distributed by MLS Grid
• 2006-11-30 Listed $59,500 MRED as Distributed by MLS Grid
• 2006-05-15 Sold (Public Records) $49,000 Public Records
• 2006-05-15 Sold (MLS) $48,900 RMLSA as Distributed by MLS Grid
• 2006-04-14 Listed $48,900 RMLSA as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $436 · -3.2% YoY. Source: county tax records.