4506 Drda Ln · Edwardsville, IL 62025

$239,900

2 bd · 1.0 ba · 1,790 sqft · SingleFamily public records · 53 Days on market

Built 1930 1.00 ac lot Est $263k · 9% 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 +11.5/15.0
• Cash flow +10.8/30.0
• Livability +4.5/5.0
• Schools +3.5/10.0
• DSCR +3.1/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a great value in Edwardsville! Remodeled within the last few years with newer vinyl siding, Andersen Windows, new roof on house (2013) and shingled part of pole barn/garage. Kitchen has been updated and all appliances stay. Updated bath. Large finished lower level with family room, bonus room, and oversized laundry room. Just minutes from downtown Edwardsville, SIUE, and interstate 255. Situated on 1 acre with a 30 x 40 pole barn/garage. The pole barn has a concrete floor, one double overhead door w/ opener, & a double sliding door. Deck off of back of home is partially covered and is great for entertaining. A must see!

Key facts

• 1 acre lot
• 2 garage spots
• Built 1930

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: 2-car garage
• Utilities: Public water; Septic tank; Electric service by Ameren; Electricity available
• Home design: Single family residence; Residential property; One level
• Construction: Vinyl siding
• Exterior features: Enclosed patio/porch; Lot includes other features; Lot dimensions approximately 96 x 439 x 104.2 x 475.3; Approximately 1 acre lot

Interior

• Kitchen: Dishwasher; Microwave; Free-standing electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Partially finished basement; Dishwasher; Microwave; Free-standing electric range
• Laundry & utility: Laundry room (lower level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (23.5% below list).
• Recommended offer: $184k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.4% in Edwardsville — 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 90/100 on livability (#3 in IL, #83 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• Edwardsville CUSD 7 (suburban): math 39% / reading 36% proficiency, ranked #142 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Edwardsville High School (math 40% / reading 45%, grade F, #73 of 693 statewide, top 11%, 2,354 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.4%/yr); 203 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 53 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $115k; list at $240k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $183,515 (23.5% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.76% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $263,130
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4506 Drda Ln	0.00mi	2/1.0	1,590 (-11%)	1mo	$239,900	$151	81
4518 Drda Ln	0.04mi	3/2.0 (+1)	1,706 (-5%)	5mo	$235,000	$138	77
316 M St	0.70mi	2/1.5	1,732 (-3%)	5mo	$160,000	$92	56
336 Broadview Dr	0.65mi	3/2.0 (+1)	1,848 (+3%)	7mo	$250,000	$135	49
5945 Redbud Ln	0.35mi	3/2.0 (+1)	1,538 (-14%)	4mo	$240,000	$156	48
1471 Ladd Ave	0.61mi	3/1.5 (+1)	1,952 (+9%)	10mo	$210,000	$108	41
1427 Eberhart Ave	0.64mi	3/1.0 (+1)	1,560 (-13%)	10mo	$229,000	$147	36
1540 Grand Ave	0.74mi	3/2.0 (+1)	1,547 (-14%)	17mo	$275,000	$178	19

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.24×
• Total profit: $-51,230
• Equity at exit: $35,770

10-year hold

• IRR: -26.6%
• Equity multiple: -0.11×
• Total profit: $-74,471
• Equity at exit: $20,742

Cash invested: $67,172 (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 62025

• Home prices YoY: -22.2%
• Rents YoY: -3.4%
• Active inventory: 203
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$201 /mo · $2,409/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-109

Break-even live

Break-even rent $1,973

Max offer price $220,639

Occupancy floor —

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
652 N Kansas St Edwardsville, IL	3.0	3.0	2002	$3,000	$1.50	44d	1	1.12mi

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-04-09
   price $239,900
3. 2026-03-09
   listed $250,000 Active
4. 2026-03-09
   historical $250,000
5. 2015-08-24
   soldstatus $115,000
6. 2013-10-25
   soldstatus 636-char remark

   Show marketing remark (636 chars)

   What a great value in Edwardsville! Remodeled within the last few years with newer vinyl siding, Andersen Windows, new roof on house (2013) and shingled part of pole barn/garage. Kitchen has been updated and all appliances stay. Updated bath. Large finished lower level with family room, bonus room, and oversized laundry room. Just minutes from downtown Edwardsville, SIUE, and interstate 255. Situated on 1 acre with a 30 x 40 pole barn/garage. The pole barn has a concrete floor, one double overhead door w/ opener, & a double sliding door. Deck off of back of home is partially covered and is great for entertaining. A must see!

7. 2013-09-21
   listed $112,500 636-char remark

   Show marketing remark (636 chars)

   What a great value in Edwardsville! Remodeled within the last few years with newer vinyl siding, Andersen Windows, new roof on house (2013) and shingled part of pole barn/garage. Kitchen has been updated and all appliances stay. Updated bath. Large finished lower level with family room, bonus room, and oversized laundry room. Just minutes from downtown Edwardsville, SIUE, and interstate 255. Situated on 1 acre with a 30 x 40 pole barn/garage. The pole barn has a concrete floor, one double overhead door w/ opener, & a double sliding door. Deck off of back of home is partially covered and is great for entertaining. A must see!

8. 1996-06-19
   soldstatus $58,000

ⓘ 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: $2,409 · $201/mo
• Projected year-2 tax: $3,928 · $327/mo
• Expected delta: +$1,518/yr (+$127/mo · 63.0%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,022
• − Mortgage interest: −$13,438
• − Property taxes: −$2,409
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$6,979
• Taxable loss: −$5,528
• Est. tax savings @ 24.0%: +$1,327
• After-tax cash flow: $18/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: Edwardsville CUSD 7
• NCES district ID: 1713530
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 36% ▼ -17.00%
• Median HH income: $72,131
• Composite: 34.56/100
• National rank: #5169
• State rank: #142 of 620 in IL

Livability — Edwardsville

• Score: 90/100
• State rank: #3
• US rank: #83

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 189,064 people
• City population: 35,520
• Metro: St. Louis, MO-IL
• Population (ZIP): 35,520
• Household income: $100,741
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 1027.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -70.36%
• Current HPI: 245.9787
• Rent YoY: ▼ -3.37%
• 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

+313.6% since first listed

8 events — show timeline

• 2026-05-01 Pending — MARIS as Distributed by MLS Grid
• 2026-04-09 Price Changed $239,900 MARIS as Distributed by MLS Grid
• 2026-03-09 Listed $250,000 MARIS as Distributed by MLS Grid
• 2026-03-09 Coming Soon $250,000 MARIS as Distributed by MLS Grid
• 2015-08-24 Sold (Public Records) $115,000 Public Records
• 2013-10-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-09-21 Listed $112,500 MARIS as Distributed by MLS Grid
• 1996-06-19 Sold (Public Records) $58,000 Public Records

Property tax history

+4.0%/yr

Latest (2024): $2,409 · +5.5% YoY. Source: county tax records.