150 Helen Pl · Collinsville, IL 62234

$139,900

2 bd · 3.0 ba · 2,089 sqft · SingleFamily public records · 15 Days on market

Built 1938 9,147 sqft lot $67/sqft · 31% below area Est $225k · 38% 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 +10.9/30.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOTS of UPDATES throughout. Kraftmade Kitchen Cabinets, Corian Counter tops, Roof in yr 2009. Remodled baths. New Sun Room & Deck yr 2013 measures approx 38 x 14' overlooks private fenced yard, that backs up to woods. Walk-Out Basement offers 3rd Bdrm with 2nd Fireplace, Rec Room, Half Bath, Laundry. CHARMING HOME LOADED WITH CHARACHTER & Arch doorways, French Doors & hardwood floors. Come see inside today.

Key facts

• 9,147 sq ft lot
• 2 parking spots
• Built 1938

Property features AI

Finance

• Other: Living area reported as 2,304 total (1,320 above grade, 984 below grade)
• Financial info: Lease not considered; No second mortgage on record

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Electric service (Ameren); Natural gas available; Electricity available; Sewer available; Water available
• Home design: Single family residence; One story
• Construction: Brick veneer exterior; Architectural shingle roof
• Exterior features: Deck; Rear porch; Back yard fencing; Few trees; Level lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: 1 full bath; 1 half bath; Half bath on lower level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Built-in features; Walk-out basement access; Two fireplaces (living room and one other)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-62 ($-746/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (9.8% below list).
• Recommended offer: $126k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.3% in Collinsville — 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 67/100 on livability (#491 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety 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: Jefferson Elem School (math 34% / reading 34%, grade F, #517 of 2,056 statewide, top 28%, 86 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: Rents rising (+3.1%/yr); 84 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 15 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,204 (9.8% 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. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
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: 0.90% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 9.2

CMA / ARV

• ARV (median comp): $224,671
• List price: $139,900
• Delta: -37.73%
• 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
2 Fieldcrest Dr	0.36mi	2/2.0	2,006 (-4%)	4mo	$215,000	$107	69
406 Cypress Creek Rd	0.31mi	3/2.5 (+1)	2,001 (-4%)	5mo	$245,500	$123	68
151 Helen Pl	0.05mi	3/2.0 (+1)	1,870 (-10%)	5mo	$219,900	$118	67
401 Willowbrook Ln	0.39mi	3/2.5 (+1)	2,101 (+1%)	10mo	$229,500	$109	66
706 Carl St	0.46mi	3/2.0 (+1)	2,214 (+6%)	5mo	$235,000	$106	56
707 Carl St	0.47mi	3/2.0 (+1)	1,932 (-8%)	2mo	$225,000	$116	55
24 N Crown Dr	0.72mi	3/2.0 (+1)	2,094 (+0%)	3mo	$179,000	$85	54
1033 Villa Ridge Rd	0.49mi	3/1.0 (+1)	1,884 (-10%)	2mo	$59,900	$32	47
106 Shadow Xing	0.58mi	3/2.5 (+1)	1,860 (-11%)	4mo	$269,900	$145	44
820 Bond Ave	0.48mi	3/2.0 (+1)	1,832 (-12%)	5mo	$134,900	$74	44
89 Fox Run Rd	0.61mi	3/2.0 (+1)	1,846 (-12%)	6mo	$295,000	$160	38
805 Carl St	0.61mi	3/1.5 (+1)	1,784 (-15%)	3mo	$249,900	$140	34

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 · 3.1% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-26,427
• Equity at exit: $20,860

10-year hold

• IRR: -11.6%
• Equity multiple: 0.30×
• Total profit: $-27,282
• 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 62234

• Home prices YoY: -17.1%
• Rents YoY: 3.1%
• Active inventory: 84
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$267 /mo · $3,207/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-62

Break-even live

Break-even rent $1,341

Max offer price $128,915

Occupancy floor 100%

Sensitivity live

Price	-10% $17	-5% $-23	+0% $-62	+5% $-102	+10% $-141
Rent	-10% $-162	-5% $-112	+0% $-62	+5% $-12	+10% $38
Rate	-1.0pp $8	-0.5pp $-27	base $-62	+0.5pp $-98	+1.0pp $-135

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
108 S Hesperia St Collinsville, IL	2.0	2.0	1450	$1,300	$0.90	9d	1	0.94mi

Listing history 8 events

1. 2026-05-08
   status Pending 926-char remark
2. 2026-04-27
   price $139,900 926-char remark
3. 2026-04-24
   listed $150,000 Active 926-char remark
4. 2026-04-22
   historical $150,000 926-char remark
5. 2014-07-02
   soldstatus $126,000
6. 2014-06-27
   soldstatus 423-char remark

   Show marketing remark (423 chars)

   LOTS of UPDATES throughout. Kraftmade Kitchen Cabinets, Corian Counter tops, Roof in yr 2009. Remodled baths. New Sun Room & Deck yr 2013 measures approx 38 x 14' overlooks private fenced yard, that backs up to woods. Walk-Out Basement offers 3rd Bdrm with 2nd Fireplace, Rec Room, Half Bath, Laundry. CHARMING HOME LOADED WITH CHARACHTER & Arch doorways, French Doors & hardwood floors. Come see inside today.

7. 2014-04-25
   listed $129,900 423-char remark

   Show marketing remark (423 chars)

   LOTS of UPDATES throughout. Kraftmade Kitchen Cabinets, Corian Counter tops, Roof in yr 2009. Remodled baths. New Sun Room & Deck yr 2013 measures approx 38 x 14' overlooks private fenced yard, that backs up to woods. Walk-Out Basement offers 3rd Bdrm with 2nd Fireplace, Rec Room, Half Bath, Laundry. CHARMING HOME LOADED WITH CHARACHTER & Arch doorways, French Doors & hardwood floors. Come see inside today.

8. 2003-04-02
   soldstatus $900,000

ⓘ 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: $3,207 · $267/mo
• Projected year-2 tax: $3,207 · $267/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 ≥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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,144
• − Mortgage interest: −$7,837
• − Property taxes: −$3,207
• − Insurance: −$700
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$4,070
• Taxable loss: −$3,092
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $-4/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 — Collinsville

• Score: 67/100
• State rank: #491
• US rank: #10221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collinsville, IL
• County: Madison County · 189,064 people
• City population: 31,648
• Metro: St. Louis, MO-IL
• Population (ZIP): 31,648
• Household income: $69,607
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 801.0

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 (73%)
• Race & ethnicity: White 73% Black 13% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -46.21%
• Current HPI: 223.6438
• Rent YoY: ▲ 3.10%
• 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

-84.5% since first listed

8 events — show timeline

• 2026-05-08 Pending — MARIS as Distributed by MLS Grid
• 2026-04-27 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2026-04-24 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $150,000 MARIS as Distributed by MLS Grid
• 2014-07-02 Sold (Public Records) $126,000 Public Records
• 2014-06-27 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2014-04-25 Listed $129,900 MARIS as Distributed by MLS Grid
• 2003-04-02 Sold (Public Records) $900,000 Public Records

Property tax history

+7.2%/yr

Latest (2024): $3,207 · +10.1% YoY. Source: county tax records.