900 Sarah St · Jerseyville, IL 62052

$65,000

4 bd · 1.0 ba · 1,300 sqft · SingleFamily · 108 Days on market

Built 1962 0.29 ac lot $50/sqft · 59% below area

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

BACK ON MARKET due to no fault of the sellers. Looking for a place to park all of your recreational vehicles with room to spare, you have found it. Roof less than five years old. 2025 installed furnace and air conditioner. Some hardwood flooring, luxury vinyl plank flooring, and carpeting (That needs a little TLC) throughout. Separate dining area in laundry room with backyard, access and privacy fenced back yard with mature trees. Screened in porch, so you can enjoy sitting outside or barbecue on the patio. Currently, used as three bedrooms, but technically, if you add a wardrobe or closet to the adjoining 2 rooms, it can be a four bedroom. Sprawling living room could be divided as well. SELLER IS MARKETING AS IS

Key facts

• Hardwood flooring
• Backyard access
• Separate dining area

Tags

• ROOF LESS THAN FIVE YEARS OLD
• HARDWOOD FLOORING
• LUXURY VINYL PLANK FLOORING
• SEPARATE DINING AREA
• BACKYARD ACCESS
• PRIVACY FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 4.6% in Jerseyville — 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 72/100 on livability (#327 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities D+, commute F.
• Jersey CUSD 100 (town): math 25% / reading 32% proficiency, ranked #260 of 620 in IL (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 90 active listings in the ZIP; 101 units permitted in Jersey County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Jersey County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $65k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $59,150 (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 1962 — 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. 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: 2.08% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.41%
• DSCR: 2.53
• GRM: 4.0

CMA / ARV

• ARV (median comp): $160,078
• List price: $65,000
• Delta: -59.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Sarah St	0.00mi	4/1.0	1,300 (0%)	0mo	$65,000	$50	100
300 Clay St	0.44mi	3/1.0 (-1)	1,304 (+0%)	2mo	$90,000	$69	73
910 W Pine St	0.50mi	3/2.0 (-1)	1,281 (-2%)	4mo	$175,000	$137	62
418 Short St	0.64mi	3/2.0 (-1)	1,273 (-2%)	2mo	$139,000	$109	56
209 W Spruce St	0.41mi	3/2.0 (-1)	1,363 (+5%)	10mo	$210,000	$154	56
405 W Pine St	0.34mi	3/1.0 (-1)	1,155 (-11%)	7mo	$42,500	$37	55
300 E Arch St	0.69mi	3/1.0 (-1)	1,286 (-1%)	8mo	$125,000	$97	54
812 W Exchange St	0.58mi	3/2.0 (-1)	1,241 (-4%)	8mo	$170,000	$137	50
207 E Arch St	0.65mi	3/1.5 (-1)	1,260 (-3%)	11mo	$162,500	$129	49
405 E Arch St	0.73mi	3/2.0 (-1)	1,265 (-3%)	6mo	$185,000	$146	47
611 N Hickory St	0.60mi	3/2.0 (-1)	1,452 (+12%)	11mo	$249,900	$172	34
1101 W Hickory St	0.56mi	3/2.0 (-1)	1,459 (+12%)	13mo	$169,000	$116	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.7%
• Equity multiple: 4.78×
• Total profit: $68,722
• Equity at exit: $58,557

10-year hold

• IRR: 44.4%
• Equity multiple: 10.69×
• Total profit: $176,391
• Equity at exit: $126,281

Cash invested: $18,200 (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 62052

• Home prices YoY: 10.2%
• Active inventory: 90
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$177 /mo · $2,128/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $522

Break-even live

Break-even rent $690

Max offer price $65,000

Occupancy floor 56%

Sensitivity live

Price	-10% $559	-5% $540	+0% $522	+5% $504	+10% $485
Rent	-10% $415	-5% $469	+0% $522	+5% $575	+10% $629
Rate	-1.0pp $555	-0.5pp $538	base $522	+0.5pp $505	+1.0pp $488

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-12
   status Pending 725-char remark

   Show marketing remark (725 chars)

   BACK ON MARKET due to no fault of the sellers. Looking for a place to park all of your recreational vehicles with room to spare, you have found it. Roof less than five years old. 2025 installed furnace and air conditioner. Some hardwood flooring, luxury vinyl plank flooring, and carpeting (That needs a little TLC) throughout. Separate dining area in laundry room with backyard, access and privacy fenced back yard with mature trees. Screened in porch, so you can enjoy sitting outside or barbecue on the patio. Currently, used as three bedrooms, but technically, if you add a wardrobe or closet to the adjoining 2 rooms, it can be a four bedroom. Sprawling living room could be divided as well. SELLER IS MARKETING AS IS

2. 2026-05-08
   price $65,000 725-char remark

   Show marketing remark (725 chars)

   BACK ON MARKET due to no fault of the sellers. Looking for a place to park all of your recreational vehicles with room to spare, you have found it. Roof less than five years old. 2025 installed furnace and air conditioner. Some hardwood flooring, luxury vinyl plank flooring, and carpeting (That needs a little TLC) throughout. Separate dining area in laundry room with backyard, access and privacy fenced back yard with mature trees. Screened in porch, so you can enjoy sitting outside or barbecue on the patio. Currently, used as three bedrooms, but technically, if you add a wardrobe or closet to the adjoining 2 rooms, it can be a four bedroom. Sprawling living room could be divided as well. SELLER IS MARKETING AS IS

3. 2026-05-04
   price $69,000 725-char remark

   Show marketing remark (725 chars)

   BACK ON MARKET due to no fault of the sellers. Looking for a place to park all of your recreational vehicles with room to spare, you have found it. Roof less than five years old. 2025 installed furnace and air conditioner. Some hardwood flooring, luxury vinyl plank flooring, and carpeting (That needs a little TLC) throughout. Separate dining area in laundry room with backyard, access and privacy fenced back yard with mature trees. Screened in porch, so you can enjoy sitting outside or barbecue on the patio. Currently, used as three bedrooms, but technically, if you add a wardrobe or closet to the adjoining 2 rooms, it can be a four bedroom. Sprawling living room could be divided as well. SELLER IS MARKETING AS IS

4. 2026-04-14
   price $70,000 725-char remark

   Show marketing remark (725 chars)

   BACK ON MARKET due to no fault of the sellers. Looking for a place to park all of your recreational vehicles with room to spare, you have found it. Roof less than five years old. 2025 installed furnace and air conditioner. Some hardwood flooring, luxury vinyl plank flooring, and carpeting (That needs a little TLC) throughout. Separate dining area in laundry room with backyard, access and privacy fenced back yard with mature trees. Screened in porch, so you can enjoy sitting outside or barbecue on the patio. Currently, used as three bedrooms, but technically, if you add a wardrobe or closet to the adjoining 2 rooms, it can be a four bedroom. Sprawling living room could be divided as well. SELLER IS MARKETING AS IS

5. 2026-03-30
   price $74,000 725-char remark

   Show marketing remark (725 chars)

   BACK ON MARKET due to no fault of the sellers. Looking for a place to park all of your recreational vehicles with room to spare, you have found it. Roof less than five years old. 2025 installed furnace and air conditioner. Some hardwood flooring, luxury vinyl plank flooring, and carpeting (That needs a little TLC) throughout. Separate dining area in laundry room with backyard, access and privacy fenced back yard with mature trees. Screened in porch, so you can enjoy sitting outside or barbecue on the patio. Currently, used as three bedrooms, but technically, if you add a wardrobe or closet to the adjoining 2 rooms, it can be a four bedroom. Sprawling living room could be divided as well. SELLER IS MARKETING AS IS

6. 2026-03-09
   status Active 725-char remark

   Show marketing remark (725 chars)

   BACK ON MARKET due to no fault of the sellers. Looking for a place to park all of your recreational vehicles with room to spare, you have found it. Roof less than five years old. 2025 installed furnace and air conditioner. Some hardwood flooring, luxury vinyl plank flooring, and carpeting (That needs a little TLC) throughout. Separate dining area in laundry room with backyard, access and privacy fenced back yard with mature trees. Screened in porch, so you can enjoy sitting outside or barbecue on the patio. Currently, used as three bedrooms, but technically, if you add a wardrobe or closet to the adjoining 2 rooms, it can be a four bedroom. Sprawling living room could be divided as well. SELLER IS MARKETING AS IS

7. 2026-02-27
   status Pending 725-char remark

   Show marketing remark (725 chars)

   BACK ON MARKET due to no fault of the sellers. Looking for a place to park all of your recreational vehicles with room to spare, you have found it. Roof less than five years old. 2025 installed furnace and air conditioner. Some hardwood flooring, luxury vinyl plank flooring, and carpeting (That needs a little TLC) throughout. Separate dining area in laundry room with backyard, access and privacy fenced back yard with mature trees. Screened in porch, so you can enjoy sitting outside or barbecue on the patio. Currently, used as three bedrooms, but technically, if you add a wardrobe or closet to the adjoining 2 rooms, it can be a four bedroom. Sprawling living room could be divided as well. SELLER IS MARKETING AS IS

8. 2026-01-14
   listed $79,900 Active 725-char remark

   Show marketing remark (725 chars)

   BACK ON MARKET due to no fault of the sellers. Looking for a place to park all of your recreational vehicles with room to spare, you have found it. Roof less than five years old. 2025 installed furnace and air conditioner. Some hardwood flooring, luxury vinyl plank flooring, and carpeting (That needs a little TLC) throughout. Separate dining area in laundry room with backyard, access and privacy fenced back yard with mature trees. Screened in porch, so you can enjoy sitting outside or barbecue on the patio. Currently, used as three bedrooms, but technically, if you add a wardrobe or closet to the adjoining 2 rooms, it can be a four bedroom. Sprawling living room could be divided as well. SELLER IS MARKETING AS IS

9. 2018-12-04
   soldstatus $40,000

ⓘ 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: $2,128 · $177/mo
• Projected year-2 tax: $2,128 · $177/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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,210
• − Mortgage interest: −$3,641
• − Property taxes: −$2,128
• − Insurance: −$325
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$1,891
• Taxable income: $5,632
• Est. tax owed @ 24.0%: −$1,352
• After-tax cash flow: $4,911/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: Jersey CUSD 100
• NCES district ID: 1720430
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 32% ▼ -14.00%
• Median HH income: $52,066
• Composite: 25.13/100
• National rank: #7522
• State rank: #260 of 620 in IL

Livability — Jerseyville

• Score: 72/100
• State rank: #327
• US rank: #6498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jerseyville, IL
• City population: 12,483
• Population (ZIP): 12,483

Population outlook (Jersey County) Hauer SSP2

• Today (2025): 21,031 people
• By 2030: 20,138 · -4.2%
• By 2040: 18,077 · -14.0%
• By 2050: 15,882 · -24.5%
• By 2075: 11,718 · -44.3%
• By 2100: 8,546 · -59.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jersey

• 2024 margin: Solid R (+50.2) · D 24.1% · R 74.3% · Other 1.6%
• 2008→2024 swing: -47.5pp toward R · 2008: -2.7pp · 2024: -50.2pp
• All cycles: 2024: R+50.2 2020: R+48.1 2016: R+46.4 2012: R+23.9 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.63%
• Current HPI: 255.48
• 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

+62.5% since first listed

9 events — show timeline

• 2026-05-12 Pending — MARIS as Distributed by MLS Grid
• 2026-05-08 Price Changed $65,000 MARIS as Distributed by MLS Grid
• 2026-05-04 Price Changed $69,000 MARIS as Distributed by MLS Grid
• 2026-04-14 Price Changed $70,000 MARIS as Distributed by MLS Grid
• 2026-03-30 Price Changed $74,000 MARIS as Distributed by MLS Grid
• 2026-03-09 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-27 Pending — MARIS as Distributed by MLS Grid
• 2026-01-14 Listed $79,900 MARIS as Distributed by MLS Grid
• 2018-12-04 Sold (Public Records) $40,000 Public Records

Property tax history

+19.6%/yr

Latest (2024): $2,128 · +41.7% YoY. Source: county tax records.