440 S 6th St · Caseyville, IL 62232

$139,900

3 bd · 2.0 ba · 925 sqft · SingleFamily public records · 27 Days on market

Built 1958 6,534 sqft lot $151/sqft · 65% above area

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right in to this cute 3 bed 1 bath home in Caseyville with screened in porch in back, fenced backyard, large carport, large storage shed. Home has been freshly painted, new carpet and is a cozy little charmer to call your very own.

Key facts

• 6,534 sq ft lot
• 2 parking spots
• Built 1958

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage information indicated

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Single-phase electric; Cable available
• Home design: Single-family residence; One level
• Construction: Aluminum siding
• Exterior features: Back yard

Interior

• Kitchen: Microwave; Electric oven; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dryer; Microwave; Electric oven; Refrigerator; Washer; Forced air heating; Central air conditioning
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.3% in Caseyville — 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 74/100 on livability (#241 in IL, #4,389 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F.
• Collinsville CUSD 10 (suburban): math 14% / reading 20% proficiency, ranked #465 of 620 in IL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Caseyville Elementary School (math 8% / reading 12%, grade F, #1,517 of 2,056 statewide, top 78%, 321 students, 0% FRL); Collinsville Middle School (math 11% / reading 19%, grade F, #501 of 665 statewide, top 77%, 950 students, 0% FRL); Collinsville High School (math 16% / reading 21%, grade F, #427 of 693 statewide, top 62%, 1,978 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: 49 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: flood insurance adds $152/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.20% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

• ARV (median comp): $85,034
• List price: $139,900
• Delta: 64.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
455 S 6th St	0.08mi	3/1.0	925 (0%)	11mo	$74,500	$81	83
28 Weinel Ct	0.16mi	3/1.0	925 (0%)	14mo	$150,000	$162	77
436 S 5th St	0.05mi	3/1.0	962 (+4%)	12mo	$129,900	$135	77
447 S 5th St	0.06mi	3/1.0	888 (-4%)	16mo	$34,000	$38	73
452 S 6th St	0.07mi	3/1.0	1,036 (+12%)	0mo	$135,000	$130	72
403 S 6th St	0.24mi	3/1.0	894 (-3%)	13mo	$126,900	$142	68
406 S Fourth St	0.22mi	2/1.0 (-1)	896 (-3%)	16mo	$114,000	$127	62
313 W Lincoln Ave	0.23mi	2/1.0 (-1)	984 (+6%)	10mo	$155,000	$158	61
8825 Bermuda Ave	0.73mi	3/1.0	864 (-7%)	1mo	$77,000	$89	50
105 Brookside Dr	0.60mi	2/1.0 (-1)	954 (+3%)	14mo	$65,000	$68	46
643 Hill Rd	0.54mi	2/1.0 (-1)	960 (+4%)	23mo	$45,000	$47	40

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-11,273
• Equity at exit: $20,860

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $5,243
• Equity at exit: $12,096

Cash invested: $39,172 (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 62232

• Active inventory: 49
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$206 /mo · $2,477/yr
• Insurance: −$58
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $177

Break-even live

Break-even rent $1,456

Max offer price $139,900

Occupancy floor 84%

Sensitivity live

Price	-10% $256	-5% $216	+0% $177	+5% $137	+10% $98
Rent	-10% $44	-5% $110	+0% $177	+5% $243	+10% $309
Rate	-1.0pp $247	-0.5pp $212	base $177	+0.5pp $141	+1.0pp $104

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 S 6th St Caseyville, IL	4.0	1.0	925	$1,680	$1.82	0d	1	0.05mi

Listing history 17 events

1. 2026-06-13
   statusdays on market $139,900 Pending 27 DOM
2. 2026-06-09
   days on market $139,900 Active Under Contract 24 DOM
3. 2026-06-08
   days on market $139,900 Active Under Contract 23 DOM
4. 2026-06-07
   days on market $139,900 Active Under Contract 22 DOM
5. 2026-06-05
   days on market $139,900 Active Under Contract 19 DOM
6. 2026-06-03
   days on market $139,900 Active Under Contract 18 DOM
7. 2026-06-02
   days on market $139,900 Active Under Contract 17 DOM
8. 2026-06-01
   days on market $139,900 Active Under Contract 16 DOM
9. 2026-05-31
   days on market $139,900 Active Under Contract 15 DOM
10. 2026-05-17
    listed $139,900 Active 559-char remark
11. 2026-05-06
    historical $139,900 559-char remark
12. 2023-08-28
    soldstatus $122,500
13. 2023-08-25
    soldstatus Closed 236-char remark

    Show marketing remark (236 chars)

    Move right in to this cute 3 bed 1 bath home in Caseyville with screened in porch in back, fenced backyard, large carport, large storage shed. Home has been freshly painted, new carpet and is a cozy little charmer to call your very own.

14. 2023-08-02
    status Pending 236-char remark

    Show marketing remark (236 chars)

    Move right in to this cute 3 bed 1 bath home in Caseyville with screened in porch in back, fenced backyard, large carport, large storage shed. Home has been freshly painted, new carpet and is a cozy little charmer to call your very own.

15. 2023-07-25
    listed $129,000 Active 236-char remark

    Show marketing remark (236 chars)

    Move right in to this cute 3 bed 1 bath home in Caseyville with screened in porch in back, fenced backyard, large carport, large storage shed. Home has been freshly painted, new carpet and is a cozy little charmer to call your very own.

16. 2023-06-22
    soldstatus $85,000
17. 2001-08-01
    soldstatus $62,500

ⓘ 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: $2,477 · $206/mo
• Projected year-2 tax: $2,827 · $236/mo
• Expected delta: +$349/yr (+$29/mo · 14.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 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: $20,160
• − Mortgage interest: −$7,837
• − Property taxes: −$2,477
• − Insurance: −$2,524
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$4,070
• Taxable income: $27
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $2,115/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: Collinsville CUSD 10
• NCES district ID: 1710650
• Math proficiency: 14% ▼ -9.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $52,504
• Composite: 15.65/100
• National rank: #9288
• State rank: #465 of 620 in IL

Livability — Caseyville

• Score: 74/100
• State rank: #241
• US rank: #4389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caseyville, IL
• City population: 7,480
• Population (ZIP): 7,480

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 250,366 people
• By 2030: 240,511 · -3.9%
• By 2040: 217,391 · -13.2%
• By 2050: 192,699 · -23.0%
• By 2075: 140,637 · -43.8%
• By 2100: 100,499 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 18% Black 9% Two or more races 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Romanian 3% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · St. Clair

• 2024 margin: Lean D (+7.9) · D 53.0% · R 45.1% · Other 1.8%
• 2008→2024 swing: -14.6pp toward R · 2008: 22.4pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+8.7 2016: D+5.6 2012: D+14.5 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.21%
• Current HPI: 124.0291
• 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

+123.8% since first listed

10 events — show timeline

• 2026-06-13 Pending — MARIS as Distributed by MLS Grid
• 2026-05-19 Contingent — MARIS as Distributed by MLS Grid
• 2026-05-17 Listed $139,900 MARIS as Distributed by MLS Grid
• 2026-05-06 Coming Soon $139,900 MARIS as Distributed by MLS Grid
• 2023-08-28 Sold (Public Records) $122,500 Public Records
• 2023-08-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-08-02 Pending — MARIS as Distributed by MLS Grid
• 2023-07-25 Listed $129,000 MARIS as Distributed by MLS Grid
• 2023-06-22 Sold (Public Records) $85,000 Public Records
• 2001-08-01 Sold (Public Records) $62,500 Public Records

Property tax history

+7.3%/yr

Latest (2024): $2,477 · +41.9% YoY. Source: county tax records.