204 Lake Hillcrest Dr · Glen Carbon, IL 62034

$160,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 3 Days on market

Built 1962 0.33 ac lot Est $197k · 19% 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom Brick Home with great potential. This brick ranch offers 3 bedrooms, 1 1/2 baths, nice wood deck, large fenced yard and a great location. Looking for a buyer to add their personal touch. Situated on a spacious lot, the property features a fully fenced back yard perfect for pets, play or entertaining along with a wood deck just in time for summer. Inside, the home has a functional layout with a 15' living room and an eat-in kitchen. While it does need flooring and some updates, it presents a fantastic opportunity to build equity and customize to your taste. Whether you are a first time buyer ready for a project or need a great move up brick ranch home this home has endless potentia

Key facts

• Wood deck
• Fenced yard
• Spacious lot

Tags

• WOOD DECK
• FENCED YARD
• SPACIOUS LOT
• FULLY FENCED BACK YARD
• FUNCTIONAL LAYOUT
• EAT-IN KITCHEN

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected
• Home design: Single family residence; One story
• Construction: Brick construction
• Exterior features: Gentle sloping lot; Lot dimensions approximately 100 x 143

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement with storage space; Washer and dryer included
• Laundry & utility: Washer/Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $82 ($985/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (10.7% below list).
• Recommended offer: $143k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.1% in Glen Carbon — 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 75/100 on livability (#236 in IL, #4,344 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Edwardsville CUSD 7 (suburban): math 39% / reading 36% proficiency, ranked #142 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Edwardsville High School (math 40% / reading 45%, grade F, #73 of 693 statewide, top 11%, 2,354 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 114 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $142,804 (10.7% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $196,768
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Lake Hillcrest Dr	0.00mi	2/1.5 (-1)	1,144 (0%)	1mo	$160,000	$140	94
181 Hampton Dr	0.06mi	3/2.0	1,232 (+8%)	6mo	$315,000	$256	77
127 Collinsville St	0.55mi	3/2.0	1,192 (+4%)	8mo	$205,000	$172	59
202 Summit Ave	0.73mi	3/2.0	1,232 (+8%)	0mo	$130,000	$106	51
42 Sunset Ave	0.59mi	2/1.0 (-1)	1,144 (0%)	19mo	$160,000	$140	50
141 Center St	0.44mi	2/1.0 (-1)	1,040 (-9%)	15mo	$210,000	$202	45
220 Summit Ave	0.73mi	2/1.0 (-1)	1,171 (+2%)	12mo	$130,000	$111	45
164 Spruce St	0.41mi	2/1.0 (-1)	1,036 (-9%)	20mo	$179,900	$174	41

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-20,711
• Equity at exit: $23,857

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-11,362
• 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 62034

• Home prices YoY: -13.7%
• Active inventory: 114
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $82

Break-even live

Break-even rent $1,324

Max offer price $160,000

Occupancy floor 89%

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Appletree Ln Glen Carbon, IL	3.0	1.0	925	$1,700	$1.84	10d	1	0.58mi
77 Sunset Ave Glen Carbon, IL	3.0	1.0	1500	$1,395	$0.93	16d	1	0.67mi
8 Coachlight Trailer Park Glen Carbon, IL	2.0	1.0	728	$1,000	$1.37	1d	1	0.94mi
2 Silver Oaks Ln Edwardsville, IL	2.0	1.0	1050	$1,295	$1.23	1d	1	1.21mi

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   listed $160,000 Active
3. 2026-04-28
   historical $160,000

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $2,658 · $221/mo
• Expected delta: +$974/yr (+$81/mo · 57.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $17,136
• − Mortgage interest: −$8,962
• − Property taxes: −$1,684
• − Insurance: −$800
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$4,655
• Taxable loss: −$1,706
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $1,395/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: Edwardsville CUSD 7
• NCES district ID: 1713530
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 36% ▼ -17.00%
• Median HH income: $72,131
• Composite: 34.56/100
• National rank: #5169
• State rank: #142 of 620 in IL

Livability — Glen Carbon

• Score: 75/100
• State rank: #236
• US rank: #4344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Carbon, IL
• County: Madison County · 189,064 people
• City population: 14,870
• Metro: St. Louis, MO-IL
• Population (ZIP): 14,870
• Household income: $101,260
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 153.0

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 (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 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: ▼ -37.33%
• Current HPI: 235.3221
• Rent YoY: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-01 Pending — MARIS as Distributed by MLS Grid
• 2026-04-28 Listed $160,000 MARIS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $160,000 MARIS as Distributed by MLS Grid

Property tax history

+0.0%/yr

Latest (2024): $1,684 · -2.6% YoY. Source: county tax records.