607 Beacon St · Alton, IL 62002

$125,000

3 bd · 1.0 ba · 1,792 sqft · SingleFamily · 3 Days on market

Built 1891 2,478 sqft lot Est $174k · 28% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +5.7/10.0
• Rent growth +4.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-story, 3 bedroom, 1-bath, house nestled between Christian Hill and downtown Alton – location counts! Blocks from the River Road, dining and shopping in downtown Alton, and the Clark Bridge. Updated electrical panel, newer flooring and windows, and the kitchen has been redone too!

Key facts

• Dining and shopping
• Newer flooring
• Newer windows

Tags

• UPDATED ELECTRICAL PANEL
• NEWER FLOORING
• NEWER WINDOWS
• REDONE KITCHEN
• BLOCKS FROM RIVER ROAD
• DINING AND SHOPPING

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Community offers fishing, fitness center, park, playground, street lights, public bus access, storm sewer, and trails

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Single-phase electric (Ameren); Cable available; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single family residence; Two-level house; Private ownership
• Construction: Aluminum siding; Asbestos shingle roof; Stone foundation; Has full basement with block cellar and walk-out access
• Exterior features: Front porch; Rear porch; Patio; City lot; Concrete road surface; City street frontage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Breakfast bar
• Bedrooms: 3 bedrooms (all on upper level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom (upper/main levels)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Breakfast bar; Blinds; Tilt-in windows
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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; 1 comparable units currently listed for rent nearby; 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 $864 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 2.7% of price; built in 1891 — 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 $125,000

Questions for the listing agent

1. Built in 1891 — 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 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?
5. 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?
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: 1.12% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $173,824
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Dry St	0.22mi	3/1.0	1,587 (-11%)	3mo	$115,000	$72	68
506 E 5th St	0.68mi	3/1.5	1,789 (-0%)	5mo	$167,900	$94	61
441 Bluff St	0.33mi	4/2.5 (+1)	1,743 (-3%)	12mo	$199,900	$115	59
205 E 12th St	0.55mi	3/1.5	1,862 (+4%)	10mo	$95,000	$51	58
436 E 3rd St Unit B	0.59mi	3/1.5	1,746 (-3%)	10mo	$193,000	$111	58
234 E 12th St	0.57mi	3/1.5	1,806 (+1%)	19mo	$175,000	$97	54
549 E 9th St	0.71mi	3/2.0	1,723 (-4%)	10mo	$165,000	$96	48
1000 Langdon St	0.64mi	3/1.0	1,730 (-4%)	20mo	$250,000	$145	48
500 E 6th St	0.62mi	3/2.5	1,858 (+4%)	21mo	$279,990	$151	41
417 E 7th St	0.54mi	4/2.0 (+1)	1,900 (+6%)	19mo	$229,900	$121	40
400 E 14th St	0.72mi	4/2.0 (+1)	1,933 (+8%)	23mo	$43,000	$22	25

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: -3.9%
• Equity multiple: 0.84×
• Total profit: $-5,449
• Equity at exit: $18,638

10-year hold

• IRR: 11.3%
• Equity multiple: 2.11×
• Total profit: $38,795
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$286 /mo · $3,433/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $114

Break-even live

Break-even rent $1,258

Max offer price $125,000

Occupancy floor 87%

Sensitivity live

Price	-10% $185	-5% $150	+0% $114	+5% $79	+10% $44
Rent	-10% $4	-5% $59	+0% $114	+5% $170	+10% $225
Rate	-1.0pp $177	-0.5pp $146	base $114	+0.5pp $82	+1.0pp $49

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 George St Unit 1106 Alton, IL	3.0	1.5	1750	$1,196	$0.68	3d	1	0.59mi

Listing history 4 events

1. 2026-06-18
   days on market $125,000 Active 3 DOM
2. 2026-06-17
   days on market $125,000 Active 2 DOM
3. 2026-06-16
   remarks 291-char remark
4. 2026-06-16
   listed $125,000 Active 1 DOM

ⓘ 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: $3,433 · $286/mo
• Projected year-2 tax: $3,433 · $286/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 ≥107°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: $16,833
• − Mortgage interest: −$7,002
• − Property taxes: −$3,433
• − Insurance: −$625
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$3,636
• Taxable loss: −$557
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $1,507/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

+213.3% since first listed

8 events — show timeline

• 2026-06-15 Listed $125,000 MARIS as Distributed by MLS Grid
• 2019-09-19 Listing Removed — MRED as Distributed by MLS Grid
• 2019-05-07 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2019-03-09 Price Changed $124,900 MARIS as Distributed by MLS Grid
• 2016-06-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-05-22 Delisted — MARIS as Distributed by MLS Grid
• 2016-05-19 Contingent — MARIS as Distributed by MLS Grid
• 2016-05-04 Listed $39,900 MARIS as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2024): $3,433 · +6.4% YoY. Source: county tax records.