403 State St · Dupo, IL 62239

$115,000

3 bd · 2.0 ba · 1,377 sqft · SingleFamily public records · 154 Days on market

Built 1913 6,098 sqft lot $84/sqft · 15% below area Est $136k · 15% 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 +21.1/30.0
• ARV discount +14.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enter the charm of this 1913-built 3-bedroom, 1-bath home, offering classic character with key modern updates. The kitchen has been refreshed, providing a functional and inviting space for everyday living. The rest of the home offers a great opportunity for cosmetic updates, allowing buyers to add their own style and value. A brand-new roof adds peace of mind, while the large, fully fenced backyard features a concrete patio-perfect for entertaining, pets, or play. Enclosed by a 6-foot vinyl privacy fence. An oversized wooden shed provides ample storage and can also serve as a one-car garage. This home is being sold as is, making it an excellent option for investors or buyers looking to customize a home with solid bones and outdoor space.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1913

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#208 in IL, #3,916 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, crime A-; Watch: schools F, amenities F, employment F.
• Dupo CUSD 196 (suburban): math 7% / reading 19% proficiency, ranked #543 of 620 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 23 active listings in the ZIP; 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 $795 of loan paydown is wiped out by about $3k 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 154 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $115k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.06% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $136,021
• List price: $115,000
• Delta: -15.45%
• 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
646 Marian Dr	0.39mi	3/2.0	1,356 (-2%)	7mo	$199,000	$147	73
633 State St	0.26mi	3/1.0	1,350 (-2%)	9mo	$172,500	$128	73
120 N 7th St	0.52mi	3/2.0	1,373 (-0%)	4mo	$199,900	$146	72
300 Admiral Trost Dr	0.19mi	2/1.5 (-1)	1,344 (-2%)	10mo	$125,000	$93	72
205 N 3rd St	0.43mi	3/2.0	1,344 (-2%)	8mo	$130,000	$97	69
610 Florence Ave	0.24mi	3/1.5	1,474 (+7%)	11mo	$193,500	$131	66
419 State St	0.04mi	3/1.0	1,192 (-13%)	8mo	$125,000	$105	65
113 S 2nd St	0.29mi	3/2.0	1,212 (-12%)	4mo	$134,900	$111	63
215 Louisa Ave	0.18mi	2/1.0 (-1)	1,176 (-15%)	2mo	$140,000	$119	56
1249 Columbia Rd	0.42mi	4/2.0 (+1)	1,282 (-7%)	16mo	$185,000	$144	51
405 N 4th St	0.61mi	3/1.0	1,320 (-4%)	16mo	$114,900	$87	47
129 S 5th St	0.29mi	2/1.5 (-1)	1,192 (-13%)	14mo	$50,000	$42	46

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-8,106
• Equity at exit: $17,147

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $6,550
• Equity at exit: $9,943

Cash invested: $32,200 (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 62239

• Active inventory: 23
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $165

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 81%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $115,000 Active 154 DOM
2. 2026-06-17
   days on market $115,000 Active 153 DOM
3. 2026-06-16
   days on market $115,000 Active 152 DOM
4. 2026-06-15
   days on market $115,000 Active 151 DOM
5. 2026-06-13
   days on market $115,000 Active 149 DOM
6. 2026-06-09
   days on market $115,000 Active 145 DOM
7. 2026-06-08
   days on market $115,000 Active 144 DOM
8. 2026-06-07
   days on market $115,000 Active 143 DOM
9. 2026-06-03
   days on market $115,000 Active 139 DOM
10. 2026-06-02
    days on market $115,000 Active 138 DOM
11. 2026-06-01
    days on market $115,000 Active 137 DOM
12. 2026-05-31
    days on market $115,000 Active 136 DOM
13. 2026-03-27
    price $115,000 747-char remark

    Show marketing remark (747 chars)

    Enter the charm of this 1913-built 3-bedroom, 1-bath home, offering classic character with key modern updates. The kitchen has been refreshed, providing a functional and inviting space for everyday living. The rest of the home offers a great opportunity for cosmetic updates, allowing buyers to add their own style and value. A brand-new roof adds peace of mind, while the large, fully fenced backyard features a concrete patio-perfect for entertaining, pets, or play. Enclosed by a 6-foot vinyl privacy fence. An oversized wooden shed provides ample storage and can also serve as a one-car garage. This home is being sold as is, making it an excellent option for investors or buyers looking to customize a home with solid bones and outdoor space.

14. 2026-03-03
    price $120,000 747-char remark

    Show marketing remark (747 chars)

    Enter the charm of this 1913-built 3-bedroom, 1-bath home, offering classic character with key modern updates. The kitchen has been refreshed, providing a functional and inviting space for everyday living. The rest of the home offers a great opportunity for cosmetic updates, allowing buyers to add their own style and value. A brand-new roof adds peace of mind, while the large, fully fenced backyard features a concrete patio-perfect for entertaining, pets, or play. Enclosed by a 6-foot vinyl privacy fence. An oversized wooden shed provides ample storage and can also serve as a one-car garage. This home is being sold as is, making it an excellent option for investors or buyers looking to customize a home with solid bones and outdoor space.

15. 2026-01-19
    status Active 747-char remark

    Show marketing remark (747 chars)

    Enter the charm of this 1913-built 3-bedroom, 1-bath home, offering classic character with key modern updates. The kitchen has been refreshed, providing a functional and inviting space for everyday living. The rest of the home offers a great opportunity for cosmetic updates, allowing buyers to add their own style and value. A brand-new roof adds peace of mind, while the large, fully fenced backyard features a concrete patio-perfect for entertaining, pets, or play. Enclosed by a 6-foot vinyl privacy fence. An oversized wooden shed provides ample storage and can also serve as a one-car garage. This home is being sold as is, making it an excellent option for investors or buyers looking to customize a home with solid bones and outdoor space.

16. 2026-01-05
    status Pending 747-char remark

    Show marketing remark (747 chars)

    Enter the charm of this 1913-built 3-bedroom, 1-bath home, offering classic character with key modern updates. The kitchen has been refreshed, providing a functional and inviting space for everyday living. The rest of the home offers a great opportunity for cosmetic updates, allowing buyers to add their own style and value. A brand-new roof adds peace of mind, while the large, fully fenced backyard features a concrete patio-perfect for entertaining, pets, or play. Enclosed by a 6-foot vinyl privacy fence. An oversized wooden shed provides ample storage and can also serve as a one-car garage. This home is being sold as is, making it an excellent option for investors or buyers looking to customize a home with solid bones and outdoor space.

17. 2026-01-03
    listed $125,000 Active 747-char remark

    Show marketing remark (747 chars)

    Enter the charm of this 1913-built 3-bedroom, 1-bath home, offering classic character with key modern updates. The kitchen has been refreshed, providing a functional and inviting space for everyday living. The rest of the home offers a great opportunity for cosmetic updates, allowing buyers to add their own style and value. A brand-new roof adds peace of mind, while the large, fully fenced backyard features a concrete patio-perfect for entertaining, pets, or play. Enclosed by a 6-foot vinyl privacy fence. An oversized wooden shed provides ample storage and can also serve as a one-car garage. This home is being sold as is, making it an excellent option for investors or buyers looking to customize a home with solid bones and outdoor space.

18. 2025-12-31
    historical $125,000 747-char remark

    Show marketing remark (747 chars)

    Enter the charm of this 1913-built 3-bedroom, 1-bath home, offering classic character with key modern updates. The kitchen has been refreshed, providing a functional and inviting space for everyday living. The rest of the home offers a great opportunity for cosmetic updates, allowing buyers to add their own style and value. A brand-new roof adds peace of mind, while the large, fully fenced backyard features a concrete patio-perfect for entertaining, pets, or play. Enclosed by a 6-foot vinyl privacy fence. An oversized wooden shed provides ample storage and can also serve as a one-car garage. This home is being sold as is, making it an excellent option for investors or buyers looking to customize a home with solid bones and outdoor space.

19. 2025-12-17
    historical
20. 2025-12-17
    historical
21. 2025-10-30
    price
22. 2025-10-18
    price
23. 2025-10-08
    price
24. 2025-09-24
    price
25. 2025-09-15
    listed Active
26. 2025-09-15
    listed Active
27. 2002-07-31
    soldstatus $72,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 22 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,579
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,345
• Taxable income: $159
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $1,942/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: Dupo CUSD 196
• NCES district ID: 1712720
• Math proficiency: 7% ▼ -13.00%
• Reading proficiency: 19% ▼ -15.00%
• Median HH income: $44,220
• Composite: 11.52/100
• National rank: #9701
• State rank: #543 of 620 in IL

Livability — Dupo

• Score: 75/100
• State rank: #208
• US rank: #3916

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dupo, IL
• City population: 1,994
• Population (ZIP): 4,381

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 (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Lithuanian 5% Italian 1%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

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: ▼ -94.86%
• Current HPI: 93.13
• 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

+59.7% since first listed

15 events — show timeline

• 2026-03-27 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2026-03-03 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2026-01-19 Relisted — MARIS as Distributed by MLS Grid
• 2026-01-05 Pending — MARIS as Distributed by MLS Grid
• 2026-01-03 Listed $125,000 MARIS as Distributed by MLS Grid
• 2025-12-31 Coming Soon $125,000 MARIS as Distributed by MLS Grid
• 2025-12-17 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-17 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-10-30 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-18 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-08 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-24 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-09-15 Listed — RMLSA as Distributed by MLS Grid
• 2025-09-15 Listed — MRED as Distributed by MLS Grid
• 2002-07-31 Sold (Public Records) $72,000 Public Records

Property tax history

-20.6%/yr

Latest (2024): $139 · -95.0% YoY. Source: county tax records.