508 Stowell Ave · Alton, IL 62002

$80,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 41 Days on market

Built 1924 7,200 sqft lot $100/sqft · at area comps Est $82k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +8.5/15.0
• 1% rule +8.0/10.0
• Rent growth +4.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an inexpensive little house with tons of curb appeal? See this 2 bed/1 bath. Full basement, nice level yard. New roof, siding, updated windows, and HVAC. All the mechanics are in great shape! Recent appraisal is available at home.

Key facts

• Level yard
• Hvac
• Updated windows

Tags

• FULL BASEMENT
• LEVEL YARD
• NEW ROOF
• UPDATED WINDOWS
• HVAC

Property features AI

Finance

• Other: Living area reported as 800 (source: appraiser)
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Natural gas connected
• Home design: Single-family residence; One story; Private ownership
• Construction: Vinyl siding; Architectural shingle roof; Basement with 8 ft+ poured construction; House structure
• Exterior features: Covered patio/porch; Back yard; Front yard; Level lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Built-in bookcases; Ceiling fans; Laminate countertops; Insulated windows; Tilt-in windows
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 6.4% in Alton — 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 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-, crime F, amenities D-.
• 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.
• Zoned schools: West Elementary School (math 7% / reading 9%, grade F, #1,621 of 2,056 statewide, top 79%, 400 students, 0% FRL); Alton Middle School (math 10% / reading 11%, grade F, #580 of 665 statewide, top 88%, 1,241 students, 0% FRL); Alton High School (math 20% / reading 25%, grade F, #317 of 693 statewide, top 46%, 1,990 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.2%/yr); 169 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $80k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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 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. 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?
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: 1.30% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.41%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (median comp): $81,820
• List price: $80,000
• Delta: -2.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3512 Wickenhauser Ave	0.25mi	2/1.0	791 (-1%)	5mo	$105,000	$133	82
3410 Leo St	0.29mi	2/1.0	804 (+0%)	9mo	$75,000	$93	78
504 Goodfellow Ave	0.12mi	2/1.0	740 (-8%)	9mo	$58,000	$78	75
3404 Oak Dr	0.27mi	2/1.0	728 (-9%)	0mo	$122,900	$169	72
2923 Buena Vista Ave	0.43mi	2/1.0	784 (-2%)	10mo	$104,900	$134	68
608 Milton Rd	0.15mi	2/1.0	910 (+14%)	4mo	$87,000	$96	67
3708 Coronado Dr	0.50mi	2/1.0	755 (-6%)	6mo	$110,000	$146	63
613 Leonard St	0.34mi	1/1.0 (-1)	730 (-9%)	4mo	$48,500	$66	61
809 Maurice St	0.46mi	2/1.0	886 (+11%)	4mo	$55,000	$62	58
1207 Milton Rd	0.61mi	2/1.5	918 (+15%)	2mo	$110,000	$120	43
405 Niagara St	0.72mi	2/1.0	700 (-12%)	4mo	$59,000	$84	42
210 Wisconsin Ave	0.73mi	2/2.0	880 (+10%)	8mo	$154,900	$176	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.54×
• Total profit: $12,023
• Equity at exit: $11,928

10-year hold

• IRR: 25.1%
• Equity multiple: 3.70×
• Total profit: $60,513
• Equity at exit: $6,917

Cash invested: $22,400 (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 62002

• Home prices YoY: -33.6%
• Rents YoY: 8.2%
• Active inventory: 169
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,037 high
• Mortgage (P&I): −$420
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $306

Break-even live

Break-even rent $650

Max offer price $80,000

Occupancy floor 65%

Sensitivity live

Price	-10% $352	-5% $329	+0% $306	+5% $284	+10% $261
Rent	-10% $224	-5% $265	+0% $306	+5% $347	+10% $388
Rate	-1.0pp $347	-0.5pp $327	base $306	+0.5pp $286	+1.0pp $265

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 Milton Dr Alton, IL	2.0	1.5	972	$1,350	$1.39	6d	1	0.25mi
140 Illinois St East Alton, IL	2.0	1.0	960	$695	$0.72	0d	1	0.60mi
3305 Franor St Alton, IL	2.0	1.0	1000	$549	$0.55	3d	1	0.61mi
806 Center St East Alton, IL	1.0	1.0	620	$675	$1.09	0d	1	0.68mi
1408 Willard St Alton, IL	1.0	1.0	568	$750	$1.32	45d	1	0.96mi
123 Irwin St East Alton, IL	2.0	1.0	792	$1,225	$1.55	6d	1	0.98mi
306 Lampert St Alton, IL	2.0	1.0	925	$1,000	$1.08	0d	1	1.10mi
3303 Jackson St Alton, IL	2.0	1.0	1050	$1,295	$1.23	45d	1	1.17mi
2418 Sanford Ave Alton, IL	2.0	1.0	958	$875	$0.91	22d	1	1.18mi
176 S Pence St East Alton, IL	2.0	1.0	1000	$1,100	$1.10	0d	1	1.19mi
120 Lakeside Ave East Alton, IL	2.0	1.0	700	$850	$1.21	12d	1	1.46mi
134 Lakeside Ave East Alton, IL	2.0	1.0	800	$775	$0.97	12d	1	1.46mi

Listing history 15 events

1. 2026-06-21
   days on market $80,000 Active 41 DOM
2. 2026-06-18
   days on market $80,000 Active 38 DOM
3. 2026-06-17
   days on market $80,000 Active 37 DOM
4. 2026-06-16
   days on market $80,000 Active 36 DOM
5. 2026-06-15
   days on market $80,000 Active 35 DOM
6. 2026-06-13
   days on market $80,000 Active 33 DOM
7. 2026-06-09
   days on market $80,000 Active 29 DOM
8. 2026-06-08
   days on market $80,000 Active 28 DOM
9. 2026-06-07
   days on market $80,000 Active 27 DOM
10. 2026-06-03
    days on market $80,000 Active 23 DOM
11. 2026-06-02
    days on market $80,000 Active 22 DOM
12. 2026-06-01
    days on market $80,000 Active 21 DOM
13. 2026-05-31
    days on market $80,000 Active 20 DOM
14. 2026-05-11
    listed $90,000 Active 244-char remark
15. 2011-07-11
    soldstatus $19,000

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$546/yr (+$45/mo · 75.4%)

ⓘ 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 ≥106°F today · 20 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: $12,449
• − Mortgage interest: −$4,481
• − Property taxes: −$724
• − Insurance: −$400
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,327
• Taxable income: $2,525
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,070/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
• County: Madison County · 189,064 people
• City population: 29,543
• Metro: St. Louis, MO-IL
• Population (ZIP): 29,543
• Household income: $61,414
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 960.0

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 (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -98.43%
• Current HPI: 194.7313
• Rent YoY: ▲ 8.24%
• 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

+321.1% since first listed

3 events — show timeline

• 2026-05-29 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2026-05-11 Listed $90,000 MARIS as Distributed by MLS Grid
• 2011-07-11 Sold (Public Records) $19,000 Public Records

Property tax history

+7.8%/yr

Latest (2024): $724 · +14.8% YoY. Source: county tax records.