3025 Leverett St · Alton, IL 62002

$130,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 4 Days on market

Built 1928 0.50 ac lot $103/sqft · 9% above area Est $201k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Rent growth +4.6/5.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Very spacious 3 bed/2 bath home conveniently located near the SIU Dental School. Perfect for dental students, investors or families looking to spread out. So many possibilities. A charming covered front porch welcomes you into the living room that flows into the dining area and kitchen with SS appliances included. A large bonus room at the back of the home is perfect for a family room or non-conforming bedroom. Upstairs you'll find 3 very spacious bedrooms and a full bath, while the main level features a full bath with a newer tile shower. The unfinished basement provides storage and access to the tuck-under two car garage. Step outside to a fenced backyard with an in-ground pool. All of th

Key facts

• 0.5 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Home warranty included; Seller may consider concessions

Exterior

• Parking: Attached 2-car garage with garage door opener; Garage faces side; Off-street parking
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single family residence; One and one-half story; Residential property
• Construction: Vinyl siding; In-ground private pool with pool cover; Basement constructed with block
• Exterior features: Back yard; Chain link fencing; Covered porch

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms (all on the upper level)
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Stainless steel appliances; Electric cooktop; Dishwasher; Refrigerator; Block, unfinished basement; Covered porch
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (10.9% below list).
• Recommended offer: $108k (17.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#701 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities D-.
• Alton CUSD 11 (suburban): math 12% / reading 13% proficiency, ranked #544 of 620 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Alton High School (math 20% / reading 25%, grade F, #317 of 693 statewide, top 46%, 1,990 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.2%/yr); 169 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• 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 $107,901 (17.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1928 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 9.4

CMA / ARV

• ARV (median comp): $200,668
• List price: $130,000
• Delta: -35.22%
• 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
3305 Fernwood Ave	0.39mi	3/1.0	1,196 (-5%)	2mo	$109,000	$91	72
1836 Park Ave	0.21mi	2/2.0 (-1)	1,335 (+6%)	5mo	$159,900	$120	67
1518 Worden Ave	0.17mi	3/1.5	1,440 (+14%)	5mo	$149,900	$104	62
1629 S Rodgers Ave	0.29mi	3/1.0	1,093 (-13%)	3mo	$40,000	$37	62
3013 Mayfield Ave	0.30mi	3/2.0	1,400 (+11%)	4mo	$52,500	$38	60
1915 Clawson St	0.44mi	2/2.0 (-1)	1,163 (-8%)	0mo	$139,900	$120	58
3424 Yost St	0.48mi	2/1.0 (-1)	1,148 (-9%)	1mo	$30,000	$26	57
1920 Worden Ave	0.28mi	4/2.0 (+1)	1,381 (+10%)	6mo	$129,900	$94	57
1215 Clawson St	0.47mi	2/1.0 (-1)	1,125 (-11%)	4mo	$52,000	$46	52
1407 Doerr Ave	0.63mi	3/2.0	1,131 (-10%)	2mo	$139,500	$123	48
1638 Jersey St	0.56mi	3/2.0	1,111 (-12%)	5mo	$120,000	$108	46
223 Michigan Ave	0.54mi	3/2.0	1,077 (-14%)	5mo	$167,500	$156	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.37×
• Total profit: $-22,808
• Equity at exit: $19,383

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-1,840
• Equity at exit: $11,240

Cash invested: $36,400 (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 62002

• Home prices YoY: -33.6%
• Rents YoY: 8.2%
• Active inventory: 169
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,158 high
• Mortgage (P&I): −$682
• Tax from tax record: −$304 /mo · $3,649/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-125

Break-even live

Break-even rent $1,316

Max offer price $107,901

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-88	+0% $-125	+5% $-162	+10% $-199
Rent	-10% $-217	-5% $-171	+0% $-125	+5% $-79	+10% $-34
Rate	-1.0pp $-60	-0.5pp $-92	base $-125	+0.5pp $-159	+1.0pp $-193

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3303 Jackson St Alton, IL	2.0	1.0	1050	$1,295	$1.23	44d	1	0.22mi
3305 Franor St Alton, IL	2.0	1.0	1000	$549	$0.55	2d	1	0.62mi
2222 Brown St Alton, IL	4.0	2.0	1025	$1,050	$1.02	8d	1	0.73mi
602 Sheppard St Alton, IL	2.0	1.0	1172	$875	$0.75	20d	1	0.84mi
2418 Sanford Ave Alton, IL	2.0	1.0	958	$875	$0.91	20d	1	0.85mi
3400 Milton Dr Alton, IL	2.0	1.5	972	$1,350	$1.39	4d	1	0.99mi
306 Lampert St Alton, IL	2.0	1.0	925	$1,000	$1.08	2d	1	1.09mi
2016 Salu St Alton, IL	3.0	1.0	1073	$1,100	$1.03	16d	1	1.16mi

Listing history 5 events

1. 2026-05-04
   status Pending 960-char remark
2. 2026-04-30
   listed $130,000 Active 960-char remark
3. 2026-04-24
   price $130,000 960-char remark
4. 2026-04-24
   historical $139,900 960-char remark
5. 2002-06-12
   soldstatus $122,000

ⓘ 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: $3,649 · $304/mo
• Projected year-2 tax: $3,649 · $304/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,897
• − Mortgage interest: −$7,282
• − Property taxes: −$3,649
• − Insurance: −$650
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$3,782
• Taxable loss: −$3,689
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $-616/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: Alton CUSD 11
• NCES district ID: 1703600
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 13% ▼ -10.00%
• Median HH income: $46,257
• Composite: 11.34/100
• National rank: #9710
• State rank: #544 of 620 in IL

Livability — Alton

• Score: 64/100
• State rank: #701
• US rank: #14289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alton, IL
• County: Madison County · 189,064 people
• City population: 29,543
• Metro: St. Louis, MO-IL
• Population (ZIP): 29,543
• Household income: $61,414
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 960.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 258,371 people
• By 2030: 251,523 · -2.7%
• By 2040: 233,640 · -9.6%
• By 2050: 213,042 · -17.5%
• By 2075: 165,255 · -36.0%
• By 2100: 123,953 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.3) · D 42.5% · R 55.8% · Other 1.8%
• 2008→2024 swing: -22.5pp toward R · 2008: 9.2pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+13.2 2016: R+15.6 2012: R+1.4 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.43%
• Current HPI: 194.7313
• Rent YoY: ▲ 8.24%
• Metro: St. Louis, MO-IL
• 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

+6.6% since first listed

7 events — show timeline

• 2026-06-05 Sold (Public Records) $130,000 Public Records
• 2026-06-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-04 Pending — MARIS as Distributed by MLS Grid
• 2026-04-30 Listed $130,000 MARIS as Distributed by MLS Grid
• 2026-04-24 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2026-04-24 Coming Soon $139,900 MARIS as Distributed by MLS Grid
• 2002-06-12 Sold (Public Records) $122,000 Public Records

Property tax history

+5.6%/yr

Latest (2024): $3,649 · +6.4% YoY. Source: county tax records.