203 W 12th · Metropolis, IL 62960

$69,900

3 bd · 1.0 ba · 1,476 sqft · SingleFamily · 95 Days on market

7,200 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 +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for buyers looking to build equity. This 3-bedroom, 1-bath home offers 1,476 square feet of living space and an oversized single-car detached garage. The main level features two bedrooms, generously sized living areas, a functional eat-in kitchen, and a welcoming screened front porch. The upper level serves as a private third bedroom and offers additional space for a home office, hobby area, or storage. Offering character and opportunity, this property is ideal for buyers seeking an affordable home with room for improvement. Property is being sold as-is and may not qualify for all financing programs. NOTE: Some images have been enhanced for illustrative purposes, including

Key facts

• Finished attic
• Eat-in kitchen
• 7,200 sq ft lot

Tags

• COVERED SCREENED FRONT PORCH
• EAT-IN KITCHEN
• UPDATED TILED BATHROOM
• FINISHED ATTIC
• DETACHED SINGLE-CAR GARAGE

Property features AI

Finance

• Other: Some photos are virtually staged; Possession at closing
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (concrete); 3 parking spaces total; 1 garage space
• Utilities: Public water; Public sewer; Electric service with fuses
• Home design: Detached single-family home; 1.5-story design; Fee simple ownership; Estimated living area; Upper level approx. 420 sq ft
• Construction: Built approximately 71–80 years ago; Vinyl siding; Asphalt roof; Block foundation; Home built before 1978
• Exterior features: Screened porch; Lot dimensions approx. 60 x 120; Lot under 0.25 acre

Interior

• Kitchen: Kitchen on the main level (13 x 13) with ceramic tile flooring
• Bedrooms: 3 bedrooms total; Master bedroom on the main level; Second bedroom on the main level (10 x 10); Third bedroom on the second level (14 x 10); Bonus room on the second level (13 x 7)
• Flooring: Laminate flooring in multiple rooms (including master, living, and bedroom 2); Hardwood flooring in bedroom 3; Ceramic tile in kitchen and laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: First-floor bedroom; First-floor full bath; Bonus room; Dining room; Family room; Living room; 6 total rooms; Crawl space basement
• Laundry & utility: Main-level laundry (14 x 7) with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: 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.
• Zoned schools: Metropolis Elem School (math 11% / reading 15%, grade F, #1,362 of 2,056 statewide, top 66%, 484 students, 0% FRL); Massac Jr High School (math 25% / reading 36%, grade F, #241 of 665 statewide, top 37%, 244 students, 0% FRL); Massac County High School (math 12% / reading 27%, grade F, #397 of 693 statewide, top 61%, 583 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.72% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.61%
• DSCR: 2.36
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $146,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 North Ave	0.22mi	3/2.0	1,422 (-4%)	0mo	$140,177	$99	79
207 W 12th St	0.03mi	3/2.0	1,644 (+11%)	10mo	$189,900	$116	67
2016 Greenview St	0.41mi	3/2.0	1,384 (-6%)	11mo	$137,400	$99	58
116 Oak Dr	0.55mi	3/1.0	1,613 (+9%)	2mo	$129,900	$81	57
1800 Butler St	0.55mi	3/1.5	1,435 (-3%)	13mo	$83,500	$58	57
412 W 6th St	0.51mi	4/2.0 (+1)	1,456 (-1%)	12mo	$24,000	$16	55
2 Dove Ln	0.69mi	3/2.0	1,570 (+6%)	2mo	$215,000	$137	51
5 Sturgis Cir	0.75mi	3/2.5	1,531 (+4%)	4mo	$214,000	$140	49
920 Vienna St	0.26mi	2/1.0 (-1)	1,274 (-14%)	13mo	$110,000	$86	49
309 E 9th St	0.41mi	2/1.0 (-1)	1,280 (-13%)	12mo	$96,700	$76	44
2101 Greenview Dr	0.56mi	3/2.0	1,665 (+13%)	13mo	$172,500	$104	38
24 Adkins St St	0.68mi	2/1.0 (-1)	1,280 (-13%)	5mo	$52,000	$41	37

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: 25.3%
• Equity multiple: 2.05×
• Total profit: $20,466
• Equity at exit: $10,422

10-year hold

• IRR: 33.0%
• Equity multiple: 4.00×
• Total profit: $58,757
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $499

Break-even live

Break-even rent $572

Max offer price $69,900

Occupancy floor 54%

Sensitivity live

Price	-10% $539	-5% $519	+0% $499	+5% $479	+10% $460
Rent	-10% $404	-5% $452	+0% $499	+5% $547	+10% $594
Rate	-1.0pp $534	-0.5pp $517	base $499	+0.5pp $481	+1.0pp $463

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-21
   days on market $69,900 Active 95 DOM
2. 2026-06-18
   days on market $69,900 Active 93 DOM
3. 2026-06-17
   days on market $69,900 Active 92 DOM
4. 2026-06-16
   days on market $69,900 Active 91 DOM
5. 2026-06-15
   days on market $69,900 Active 90 DOM
6. 2026-06-13
   days on market $69,900 Active 88 DOM
7. 2026-06-12
   days on market $69,900 Active 87 DOM
8. 2026-06-09
   days on market $69,900 Active 84 DOM
9. 2026-06-08
   days on market $69,900 Active 83 DOM
10. 2026-06-07
    days on market $69,900 Active 82 DOM
11. 2026-06-05
    days on market $69,900 Active 80 DOM
12. 2026-06-04
    days on market $69,900 Active 78 DOM
13. 2026-06-02
    days on market $69,900 Active 77 DOM
14. 2026-06-01
    days on market $69,900 Active 76 DOM
15. 2026-05-31
    days on market $69,900 Active 75 DOM
16. 2026-05-31
    days on market $69,900 Active 74 DOM
17. 2026-05-23
    historical
18. 2026-05-23
    status Active
19. 2026-05-19
    price $69,900
20. 2026-04-11
    price $74,900
21. 2026-03-16
    listed $79,900 Active
22. 2026-03-02
    historical
23. 2026-01-06
    historical
24. 2025-12-15
    price
25. 2025-11-06
    price
26. 2025-09-10
    listed Active
27. 2021-08-07
    historical
28. 2021-08-06
    historical
29. 2021-04-12
    historical
30. 2017-07-28
    soldstatus $57,000
31. 2013-03-21
    soldstatus $38,000
32. 2013-03-15
    soldstatus $38,000
33. 2013-03-15
    soldstatus $38,000
34. 2012-12-06
    listed $39,900
35. 2012-12-06
    listed $39,900
36. 2007-08-22
    soldstatus $55,862
37. 2007-08-22
    soldstatus $55,862
38. 2007-08-22
    soldstatus $55,862
39. 2007-03-30
    listed $64,900
40. 2007-03-30
    listed $64,900

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $1,132 · $94/mo
• Expected delta: +$455/yr (+$38/mo · 67.3%)

ⓘ 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 ≥109°F today · 20 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: $14,449
• − Mortgage interest: −$3,915
• − Property taxes: −$676
• − Insurance: −$350
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,033
• Taxable income: $5,163
• Est. tax owed @ 24.0%: −$1,239
• After-tax cash flow: $4,751/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

+7.7% since first listed

24 events — show timeline

• 2026-05-23 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-23 Relisted — MRED as Distributed by MLS Grid
• 2026-05-19 Price Changed $69,900 MRED as Distributed by MLS Grid
• 2026-04-11 Price Changed $74,900 MRED as Distributed by MLS Grid
• 2026-03-16 Listed $79,900 MRED as Distributed by MLS Grid
• 2026-03-02 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-12-15 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-06 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-10 Listed — RMLSA as Distributed by MLS Grid
• 2021-08-07 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-04-12 Listing Removed — MRED as Distributed by MLS Grid
• 2017-07-28 Sold (Public Records) $57,000 Public Records
• 2013-03-21 Sold (Public Records) $38,000 Public Records
• 2013-03-15 Sold (MLS) $38,000 MRED as Distributed by MLS Grid
• 2013-03-15 Sold (MLS) $38,000 RMLSA as Distributed by MLS Grid
• 2012-12-06 Listed $39,900 MRED as Distributed by MLS Grid
• 2012-12-06 Listed $39,900 RMLSA as Distributed by MLS Grid
• 2007-08-22 Sold (Public Records) $55,862 Public Records
• 2007-08-22 Sold (MLS) $55,862 MRED as Distributed by MLS Grid
• 2007-08-22 Sold (MLS) $55,862 RMLSA as Distributed by MLS Grid
• 2007-03-30 Listed $64,900 MRED as Distributed by MLS Grid
• 2007-03-30 Listed $64,900 RMLSA as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $676 · -1.7% YoY. Source: county tax records.