4443 Delta Queen Ln · Alton, IL 62035

$165,000

4 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 201 Days on market

Built 2000 10,249 sqft lot $154/sqft · 92% above area Est $216k · 23% 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 +15.0/15.0
• Cash flow +8.3/30.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 2-story home features 4 bedrooms, 3 baths, main floor laundry, luxury vinyl flooring throughout. There is also a full walk-out basement that is partially finished, a deck off the dining area, a covered patio and an attached garage. Home has a wooded back yard and is situated on a cul-de-sac lot. Home being sold AS-IS.

Key facts

• Cul-de-sac lot
• Wooded back yard
• Covered patio

Tags

• WALK-OUT BASEMENT
• COVERED PATIO
• WOODED BACK YARD
• CUL-DE-SAC LOT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (18.2% below list).
• Recommended offer: $135k (18.2% below list) — sets the bar for 1% rule.

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: 61 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 $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.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 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 $79k; list at $165k implies a 109% gain — meaningful room to come down on a strong offer.

Recommended offer $135,000 (18.2% 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 201 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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?
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: 0.82% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 10.2

CMA / ARV

• ARV (median comp): $215,665
• List price: $165,000
• Delta: -23.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5205 Wick Way Dr	0.72mi	3/1.0 (-1)	1,008 (-6%)	2mo	$100,000	$99	51
4709 Snow White Ter	0.70mi	3/1.5 (-1)	960 (-10%)	1mo	$170,000	$177	43

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: -22.8%
• Equity multiple: 0.21×
• Total profit: $-36,267
• Equity at exit: $24,602

10-year hold

• IRR: -17.1%
• Equity multiple: 0.05×
• Total profit: $-43,665
• Equity at exit: $14,266

Cash invested: $46,200 (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 62035

• Home prices YoY: -26.0%
• Active inventory: 61
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$283 /mo · $3,398/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-151

Break-even live

Break-even rent $1,541

Max offer price $138,379

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-104	+0% $-151	+5% $-197	+10% $-244
Rent	-10% $-257	-5% $-204	+0% $-151	+5% $-97	+10% $-44
Rate	-1.0pp $-68	-0.5pp $-109	base $-151	+0.5pp $-193	+1.0pp $-237

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5003 Cavalier Ct Godfrey, IL	3.0	2.0	1024	$1,350	$1.32	2d	1	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $165,000 Active 201 DOM
2. 2026-06-17
   days on market $165,000 Active 200 DOM
3. 2026-06-16
   days on market $165,000 Active 199 DOM
4. 2026-06-15
   days on market $165,000 Active 198 DOM
5. 2026-06-13
   days on market $165,000 Active 196 DOM
6. 2026-06-09
   days on market $165,000 Active 192 DOM
7. 2026-06-08
   days on market $165,000 Active 191 DOM
8. 2026-06-07
   days on market $165,000 Active 190 DOM
9. 2026-05-31
   days on market $165,000 Active 187 DOM
10. 2026-01-23
    price $165,000 336-char remark

    Show marketing remark (336 chars)

    This spacious 2-story home features 4 bedrooms, 3 baths, main floor laundry, luxury vinyl flooring throughout. There is also a full walk-out basement that is partially finished, a deck off the dining area, a covered patio and an attached garage. Home has a wooded back yard and is situated on a cul-de-sac lot. Home being sold AS-IS.

11. 2025-11-25
    listed $169,900 Active 336-char remark

    Show marketing remark (336 chars)

    This spacious 2-story home features 4 bedrooms, 3 baths, main floor laundry, luxury vinyl flooring throughout. There is also a full walk-out basement that is partially finished, a deck off the dining area, a covered patio and an attached garage. Home has a wooded back yard and is situated on a cul-de-sac lot. Home being sold AS-IS.

12. 2014-11-19
    soldstatus 378-char remark

    Show marketing remark (378 chars)

    BEAUTIFUL LARGE FOUR BEDROOM, THREE BATH HOME ON A QUIET CUL-DE-SAC WITH A GORGEOUS WOODED BACKYARD! THIS HOUSE HAS BEEN COMPLETELY REMODELED AND HAS LARGE ROOMS, UPDATED KITCHEN, NEW DECK, COVERED PATIO, MAIN FLOOR LAUNDRY, SIX PANEL OAK DOORS, NEW LIGHT FIXTURES AND CEILING FANS AND BIG NEW LOWER LEVEL FAMILY ROOM. THIS HOUSE IS MOVE IN READY -MAKE YOUR APPOINTMENT TODAY!

13. 2014-09-30
    listed $119,900 378-char remark

    Show marketing remark (378 chars)

    BEAUTIFUL LARGE FOUR BEDROOM, THREE BATH HOME ON A QUIET CUL-DE-SAC WITH A GORGEOUS WOODED BACKYARD! THIS HOUSE HAS BEEN COMPLETELY REMODELED AND HAS LARGE ROOMS, UPDATED KITCHEN, NEW DECK, COVERED PATIO, MAIN FLOOR LAUNDRY, SIX PANEL OAK DOORS, NEW LIGHT FIXTURES AND CEILING FANS AND BIG NEW LOWER LEVEL FAMILY ROOM. THIS HOUSE IS MOVE IN READY -MAKE YOUR APPOINTMENT TODAY!

14. 2013-12-12
    soldstatus $79,000
15. 2013-10-09
    soldstatus
16. 2013-02-05
    listed $90,000

ⓘ 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: $3,398 · $283/mo
• Projected year-2 tax: $3,572 · $298/mo
• Expected delta: +$174/yr (+$14/mo · 5.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $16,200
• − Mortgage interest: −$9,243
• − Property taxes: −$3,398
• − Insurance: −$825
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,800
• Taxable loss: −$4,658
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $-691/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
• City population: 29,543
• Population (ZIP): 15,915

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 (88%)
• Race & ethnicity: White 88% Black 5% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 3% Romanian 2% Slovak 2%
• Foreign-born: 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: ▼ -71.86%
• Current HPI: 204.9507
• 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

+83.3% since first listed

7 events — show timeline

• 2026-01-23 Price Changed $165,000 MARIS as Distributed by MLS Grid
• 2025-11-25 Listed $169,900 MARIS as Distributed by MLS Grid
• 2014-11-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-09-30 Listed $119,900 MARIS as Distributed by MLS Grid
• 2013-12-12 Sold (Public Records) $79,000 Public Records
• 2013-10-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-02-05 Listed $90,000 MARIS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2024): $3,398 · +8.1% YoY. Source: county tax records.