2315 Brown St · Alton, IL 62002

$160,000

5 bd · 3.0 ba · 2,812 sqft · SingleFamily · 72 Days on market

Built 1900 0.57 ac lot $57/sqft · 25% below area Est $214k · 25% 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 +16.8/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.2/10.0
• 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 MLS

If you need lots of space and are willing to do some hands on work, you may want to look at this....Five bedrooms, 4 baths, and right in the middle of everything! Main level offers a living room, dining room, breakfast room, sitting room, office, eat-in kitchen, 1/2 bath and laundry. Main level primary bedroom and 3/4 bath. The upstairs has 4 additional bedrooms as well as a bonus room, full bath and half bath. Full basement, with gas furnace installed in 2019 and hot water heater installed in 2018. 2 car detached garage. Fenced back yard, covered porches, and sitting on approx. 1.5 acre lot (lot runs behind the fencing as well. Selling As Is with a possible short sale.

Key facts

• 0.57 acre lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

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-, schools F, crime F.
• 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.
• Market conditions: Rents rising fast (+8.2%/yr); 169 active listings in the ZIP; 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 1900 — 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 $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
7. 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?
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: 1.09% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 7.7

CMA / ARV

• ARV (median comp): $213,877
• List price: $160,000
• Delta: -25.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1621 Shurtleff Ct	0.49mi	4/3.0 (-1)	2,652 (-6%)	10mo	$239,000	$90	54
863 Washington Ave	0.39mi	5/3.0	2,400 (-15%)	10mo	$179,900	$75	49
2717 Judson Ave	0.56mi	4/3.0 (-1)	2,464 (-12%)	1mo	$210,000	$85	48
1734 Seminary St	0.52mi	4/2.5 (-1)	2,487 (-12%)	9mo	$210,000	$84	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: -5.7%
• Equity multiple: 0.78×
• Total profit: $-10,045
• Equity at exit: $23,857

10-year hold

• IRR: 9.7%
• Equity multiple: 1.94×
• Total profit: $42,017
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$363 /mo · $4,361/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $103

Break-even live

Break-even rent $1,606

Max offer price $160,000

Occupancy floor 89%

Sensitivity live

Price	-10% $194	-5% $149	+0% $103	+5% $58	+10% $13
Rent	-10% $-34	-5% $35	+0% $103	+5% $172	+10% $240
Rate	-1.0pp $184	-0.5pp $144	base $103	+0.5pp $62	+1.0pp $20

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $160,000 Active 72 DOM
2. 2026-06-17
   days on market $160,000 Active 71 DOM
3. 2026-06-16
   days on market $160,000 Active 70 DOM
4. 2026-06-15
   days on market $160,000 Active 69 DOM
5. 2026-06-13
   days on market $160,000 Active 67 DOM
6. 2026-06-09
   days on market $160,000 Active 63 DOM
7. 2026-06-08
   days on market $160,000 Active 62 DOM
8. 2026-06-07
   days on market $160,000 Active 61 DOM
9. 2026-06-03
   days on market $160,000 Active 57 DOM
10. 2026-06-02
    days on market $160,000 Active 56 DOM
11. 2026-06-01
    days on market $160,000 Active 55 DOM
12. 2026-05-31
    days on market $160,000 Active 54 DOM
13. 2026-04-07
    listed $160,000 Active 684-char remark

    Show marketing remark (684 chars)

    If you need lots of space and are willing to do some hands on work, you may want to look at this....Five bedrooms, 4 baths, and right in the middle of everything! Main level offers a living room, dining room, breakfast room, sitting room, office, eat-in kitchen, 1/2 bath and laundry. Main level primary bedroom and 3/4 bath. The upstairs has 4 additional bedrooms as well as a bonus room, full bath and half bath. Full basement, with gas furnace installed in 2019 and hot water heater installed in 2018. 2 car detached garage. Fenced back yard, covered porches, and sitting on approx. 1.5 acre lot (lot runs behind the fencing as well. Selling As Is with a possible short sale.

14. 2022-05-24
    soldstatus $172,000
15. 2022-05-22
    status Pending 702-char remark

    Show marketing remark (702 chars)

    Five bedroom four bath home located in the heart of Alton. Main level living room, dining room, breakfast room, sitting room, office, eat in kitchen, 1/2 bath and laundry. Main level master bedroom with 3/4 bath. Upstairs offer four additional bedrooms as well as a bonus room, full bath and a 1/2 bath. Two car detached garage. Covered front porch. Fenced in yard. Zoned HVAC. Lot size is 1.5 acres (lot runs behind the fenced area). New gas furnace installed in 2019. Hot water heater installed in 2018. Basement drylocked in 2019. Home is being sold As Is. Seller to make no repairs. Home has passed Alton Occupancy. This home qualifies for a loan program that offers 100% financing.

16. 2022-05-20
    soldstatus Closed 702-char remark

    Show marketing remark (702 chars)

    Five bedroom four bath home located in the heart of Alton. Main level living room, dining room, breakfast room, sitting room, office, eat in kitchen, 1/2 bath and laundry. Main level master bedroom with 3/4 bath. Upstairs offer four additional bedrooms as well as a bonus room, full bath and a 1/2 bath. Two car detached garage. Covered front porch. Fenced in yard. Zoned HVAC. Lot size is 1.5 acres (lot runs behind the fenced area). New gas furnace installed in 2019. Hot water heater installed in 2018. Basement drylocked in 2019. Home is being sold As Is. Seller to make no repairs. Home has passed Alton Occupancy. This home qualifies for a loan program that offers 100% financing.

17. 2022-04-12
    historical Active Under Contract 702-char remark

    Show marketing remark (702 chars)

    Five bedroom four bath home located in the heart of Alton. Main level living room, dining room, breakfast room, sitting room, office, eat in kitchen, 1/2 bath and laundry. Main level master bedroom with 3/4 bath. Upstairs offer four additional bedrooms as well as a bonus room, full bath and a 1/2 bath. Two car detached garage. Covered front porch. Fenced in yard. Zoned HVAC. Lot size is 1.5 acres (lot runs behind the fenced area). New gas furnace installed in 2019. Hot water heater installed in 2018. Basement drylocked in 2019. Home is being sold As Is. Seller to make no repairs. Home has passed Alton Occupancy. This home qualifies for a loan program that offers 100% financing.

18. 2022-04-08
    price $172,000 702-char remark

    Show marketing remark (702 chars)

    Five bedroom four bath home located in the heart of Alton. Main level living room, dining room, breakfast room, sitting room, office, eat in kitchen, 1/2 bath and laundry. Main level master bedroom with 3/4 bath. Upstairs offer four additional bedrooms as well as a bonus room, full bath and a 1/2 bath. Two car detached garage. Covered front porch. Fenced in yard. Zoned HVAC. Lot size is 1.5 acres (lot runs behind the fenced area). New gas furnace installed in 2019. Hot water heater installed in 2018. Basement drylocked in 2019. Home is being sold As Is. Seller to make no repairs. Home has passed Alton Occupancy. This home qualifies for a loan program that offers 100% financing.

19. 2022-04-01
    status Active 702-char remark

    Show marketing remark (702 chars)

    Five bedroom four bath home located in the heart of Alton. Main level living room, dining room, breakfast room, sitting room, office, eat in kitchen, 1/2 bath and laundry. Main level master bedroom with 3/4 bath. Upstairs offer four additional bedrooms as well as a bonus room, full bath and a 1/2 bath. Two car detached garage. Covered front porch. Fenced in yard. Zoned HVAC. Lot size is 1.5 acres (lot runs behind the fenced area). New gas furnace installed in 2019. Hot water heater installed in 2018. Basement drylocked in 2019. Home is being sold As Is. Seller to make no repairs. Home has passed Alton Occupancy. This home qualifies for a loan program that offers 100% financing.

20. 2022-03-10
    historical Active Under Contract 702-char remark

    Show marketing remark (702 chars)

    Five bedroom four bath home located in the heart of Alton. Main level living room, dining room, breakfast room, sitting room, office, eat in kitchen, 1/2 bath and laundry. Main level master bedroom with 3/4 bath. Upstairs offer four additional bedrooms as well as a bonus room, full bath and a 1/2 bath. Two car detached garage. Covered front porch. Fenced in yard. Zoned HVAC. Lot size is 1.5 acres (lot runs behind the fenced area). New gas furnace installed in 2019. Hot water heater installed in 2018. Basement drylocked in 2019. Home is being sold As Is. Seller to make no repairs. Home has passed Alton Occupancy. This home qualifies for a loan program that offers 100% financing.

21. 2022-03-05
    listed $174,900 Active 702-char remark

    Show marketing remark (702 chars)

    Five bedroom four bath home located in the heart of Alton. Main level living room, dining room, breakfast room, sitting room, office, eat in kitchen, 1/2 bath and laundry. Main level master bedroom with 3/4 bath. Upstairs offer four additional bedrooms as well as a bonus room, full bath and a 1/2 bath. Two car detached garage. Covered front porch. Fenced in yard. Zoned HVAC. Lot size is 1.5 acres (lot runs behind the fenced area). New gas furnace installed in 2019. Hot water heater installed in 2018. Basement drylocked in 2019. Home is being sold As Is. Seller to make no repairs. Home has passed Alton Occupancy. This home qualifies for a loan program that offers 100% financing.

22. 2019-05-29
    soldstatus $147,000
23. 2019-05-20
    status Pending
24. 2019-05-20
    soldstatus Closed
25. 2019-03-26
    historical Active Under Contract
26. 2019-03-20
    listed $149,900 Active
27. 2018-07-16
    soldstatus $136,000
28. 2018-06-29
    soldstatus $136,000
29. 2018-06-29
    soldstatus Closed
30. 2018-06-25
    status Pending
31. 2018-05-15
    historical Active Under Contract
32. 2018-05-14
    status Pending
33. 2018-05-03
    listed $139,000 Active
34. 2018-05-03
    listed $139,000
35. 2015-02-19
    soldstatus $140,000
36. 2010-10-19
    soldstatus $125,000
37. 2009-06-22
    soldstatus $64,000

ⓘ 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: $4,361 · $363/mo
• Projected year-2 tax: $4,361 · $363/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: $20,846
• − Mortgage interest: −$8,962
• − Property taxes: −$4,361
• − Insurance: −$800
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,655
• Taxable loss: −$1,267
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $1,543/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

+150.0% since first listed

25 events — show timeline

• 2026-04-07 Listed $160,000 MARIS as Distributed by MLS Grid
• 2022-05-24 Sold (Public Records) $172,000 Public Records
• 2022-05-22 Pending — MARIS as Distributed by MLS Grid
• 2022-05-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-04-12 Contingent — MARIS as Distributed by MLS Grid
• 2022-04-08 Price Changed $172,000 MARIS as Distributed by MLS Grid
• 2022-04-01 Relisted — MARIS as Distributed by MLS Grid
• 2022-03-10 Contingent — MARIS as Distributed by MLS Grid
• 2022-03-05 Listed $174,900 MARIS as Distributed by MLS Grid
• 2019-05-29 Sold (Public Records) $147,000 Public Records
• 2019-05-20 Pending — MARIS as Distributed by MLS Grid
• 2019-05-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-03-26 Contingent — MARIS as Distributed by MLS Grid
• 2019-03-20 Listed $149,900 MARIS as Distributed by MLS Grid
• 2018-07-16 Sold (Public Records) $136,000 Public Records
• 2018-06-29 Sold (MLS) $136,000 MRED as Distributed by MLS Grid
• 2018-06-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-06-25 Pending — MARIS as Distributed by MLS Grid
• 2018-05-15 Contingent — MARIS as Distributed by MLS Grid
• 2018-05-14 Pending — MARIS as Distributed by MLS Grid
• 2018-05-03 Listed $139,000 MARIS as Distributed by MLS Grid
• 2018-05-03 Listed $139,000 MRED as Distributed by MLS Grid
• 2015-02-19 Sold (Public Records) $140,000 Public Records
• 2010-10-19 Sold (Public Records) $125,000 Public Records
• 2009-06-22 Sold (Public Records) $64,000 Public Records

Property tax history

+5.5%/yr

Latest (2024): $4,361 · +6.4% YoY. Source: county tax records.