1323 Lewis Ave · Wood River, IL 62095

$125,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 9 Days on market

Built 1930 6,499 sqft lot Est $136k · 8% under

---

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 +20.9/30.0
• ARV discount +11.2/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED!!! Cozy 2 bedroom, 1 bath home with a detached 2 car garage! This is your opportunity to be a new homeowner! Affordable, cute, needs just a little work and this will be a great place to call home. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please refer to the attachment for contact information. Property sold AS-IS, where is, with all faults.

Key facts

• 6,499 sq ft lot
• 2 garage spots
• Built 1930

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached or attached 2-car garage (approx. 23 x 23)
• Utilities: Public water; Public sewer; Electric service: Ameren; Natural gas connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding exterior; Built year per public records
• Exterior features: Corner lot

Interior

• Kitchen: Kitchen on the main level (approx. 15 x 13); No appliances included
• Bedrooms: 2 bedrooms on the main level (bedrooms are 12 x 10 and 12 x 10)
• Bathrooms: 1 full bathroom on the main level with dual sinks (approx. 10 x 9)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room; Laundry room on the main level
• Laundry & utility: Main-level laundry (room approx. 9 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.0% vs local median 5.9% in Wood River — 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 (#214 in IL, #4,027 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities C-, commute D+, employment D+.
• Roxana CUSD 1 (suburban): math 18% / reading 19% proficiency, ranked #440 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Roxana Sr High School (math 12% / reading 12%, grade F, #511 of 693 statewide, top 75%, 515 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 33 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $864 of loan paydown is wiped out by about $4k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $19k; list at $125k implies a 558% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $125,000

Questions for the listing agent

1. Built in 1930 — 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 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?
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: 1.04% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $136,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Greenview St	0.39mi	3/1.0	1,050 (+2%)	8mo	$140,000	$133	72
806 E Lorena Ave	0.47mi	2/1.0 (-1)	1,064 (+3%)	3mo	$100,000	$94	65
229 8th St	0.40mi	2/1.0 (-1)	1,058 (+2%)	8mo	$140,000	$132	65
331 Greenview St	0.54mi	3/1.0	1,092 (+6%)	7mo	$164,000	$150	59
545 E Acton Ave	0.66mi	2/1.0 (-1)	1,015 (-2%)	7mo	$120,000	$118	56
1351 Brushey Grove Ave	0.44mi	4/1.0 (+1)	1,152 (+12%)	4mo	$144,900	$126	52
867 E Penning Ave	0.49mi	2/1.0 (-1)	941 (-9%)	7mo	$80,000	$85	52
409 N 6th St	0.71mi	2/1.0 (-1)	1,103 (+7%)	1mo	$115,000	$104	50
514 Reller St	0.49mi	4/1.5 (+1)	901 (-13%)	0mo	$153,850	$171	49
315 N Maple Ave	0.61mi	2/1.0 (-1)	1,124 (+9%)	6mo	$149,999	$133	47
850 Whittier St	0.48mi	2/2.0 (-1)	896 (-13%)	1mo	$99,000	$110	46
523 E Acton Ave	0.69mi	2/1.0 (-1)	936 (-9%)	6mo	$135,000	$144	42

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-9,164
• Equity at exit: $18,638

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $6,345
• Equity at exit: $10,808

Cash invested: $35,000 (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 62095

• Home prices YoY: -22.9%
• Active inventory: 33
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $174

Break-even live

Break-even rent $1,084

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $245	-5% $209	+0% $174	+5% $139	+10% $103
Rent	-10% $71	-5% $122	+0% $174	+5% $225	+10% $277
Rate	-1.0pp $237	-0.5pp $206	base $174	+0.5pp $142	+1.0pp $109

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Brushey Grove Ave Wood River, IL	4.0	1.5	1050	$1,600	$1.52	0d	1	0.39mi
1905 Tyler Timmins Dr Unit 21 Wood River, IL	3.0	1.0	960	$1,100	$1.15	0d	1	0.60mi
1905 Tyler Timmins Dr Apt 19 Wood River, IL	2.0	1.5	1000	$950	$0.95	0d	1	0.64mi

Listing history 11 events

1. 2026-05-19
   listed $125,000 Active
2. 2020-10-06
   soldstatus Closed 656-char remark

   Show marketing remark (656 chars)

   PRICE REDUCED!!! Cozy 2 bedroom, 1 bath home with a detached 2 car garage! This is your opportunity to be a new homeowner! Affordable, cute, needs just a little work and this will be a great place to call home. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please refer to the attachment for contact information. Property sold AS-IS, where is, with all faults.

3. 2020-09-11
   status Pending 656-char remark

   Show marketing remark (656 chars)

   PRICE REDUCED!!! Cozy 2 bedroom, 1 bath home with a detached 2 car garage! This is your opportunity to be a new homeowner! Affordable, cute, needs just a little work and this will be a great place to call home. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please refer to the attachment for contact information. Property sold AS-IS, where is, with all faults.

4. 2020-08-30
   status Active 656-char remark

   Show marketing remark (656 chars)

   PRICE REDUCED!!! Cozy 2 bedroom, 1 bath home with a detached 2 car garage! This is your opportunity to be a new homeowner! Affordable, cute, needs just a little work and this will be a great place to call home. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please refer to the attachment for contact information. Property sold AS-IS, where is, with all faults.

5. 2020-08-28
   status Pending 656-char remark

   Show marketing remark (656 chars)

   PRICE REDUCED!!! Cozy 2 bedroom, 1 bath home with a detached 2 car garage! This is your opportunity to be a new homeowner! Affordable, cute, needs just a little work and this will be a great place to call home. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please refer to the attachment for contact information. Property sold AS-IS, where is, with all faults.

6. 2020-08-12
   price $35,000 656-char remark

   Show marketing remark (656 chars)

   PRICE REDUCED!!! Cozy 2 bedroom, 1 bath home with a detached 2 car garage! This is your opportunity to be a new homeowner! Affordable, cute, needs just a little work and this will be a great place to call home. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please refer to the attachment for contact information. Property sold AS-IS, where is, with all faults.

7. 2020-07-10
   status Active 656-char remark

   Show marketing remark (656 chars)

   PRICE REDUCED!!! Cozy 2 bedroom, 1 bath home with a detached 2 car garage! This is your opportunity to be a new homeowner! Affordable, cute, needs just a little work and this will be a great place to call home. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please refer to the attachment for contact information. Property sold AS-IS, where is, with all faults.

8. 2020-07-02
   historical Active Under Contract 656-char remark

   Show marketing remark (656 chars)

   PRICE REDUCED!!! Cozy 2 bedroom, 1 bath home with a detached 2 car garage! This is your opportunity to be a new homeowner! Affordable, cute, needs just a little work and this will be a great place to call home. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please refer to the attachment for contact information. Property sold AS-IS, where is, with all faults.

9. 2020-06-18
   price $49,900 656-char remark

   Show marketing remark (656 chars)

   PRICE REDUCED!!! Cozy 2 bedroom, 1 bath home with a detached 2 car garage! This is your opportunity to be a new homeowner! Affordable, cute, needs just a little work and this will be a great place to call home. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please refer to the attachment for contact information. Property sold AS-IS, where is, with all faults.

10. 2020-05-11
    listed $59,900 Active 656-char remark

    Show marketing remark (656 chars)

    PRICE REDUCED!!! Cozy 2 bedroom, 1 bath home with a detached 2 car garage! This is your opportunity to be a new homeowner! Affordable, cute, needs just a little work and this will be a great place to call home. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please refer to the attachment for contact information. Property sold AS-IS, where is, with all faults.

11. 1997-01-23
    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: $1,788 · $149/mo
• Projected year-2 tax: $2,313 · $193/mo
• Expected delta: +$525/yr (+$44/mo · 29.3%)

ⓘ 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 6/10 Major 7 d/yr ≥107°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: $15,654
• − Mortgage interest: −$7,002
• − Property taxes: −$1,788
• − Insurance: −$625
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,636
• Taxable income: $97
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $2,064/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: Roxana CUSD 1
• NCES district ID: 1735010
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $50,661
• Composite: 16.73/100
• National rank: #9164
• State rank: #440 of 620 in IL

Livability — Wood River

• Score: 75/100
• State rank: #214
• US rank: #4027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wood River, IL
• County: Madison County · 189,064 people
• City population: 10,726
• Metro: St. Louis, MO-IL
• Population (ZIP): 10,726
• Household income: $65,013
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 383.0

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 (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -64.69%
• Current HPI: 217.1264
• 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

+557.9% since first listed

12 events — show timeline

• 2026-05-28 Pending — MARIS as Distributed by MLS Grid
• 2026-05-19 Listed $125,000 MARIS as Distributed by MLS Grid
• 2020-10-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-09-11 Pending — MARIS as Distributed by MLS Grid
• 2020-08-30 Relisted — MARIS as Distributed by MLS Grid
• 2020-08-28 Pending — MARIS as Distributed by MLS Grid
• 2020-08-12 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2020-07-10 Relisted — MARIS as Distributed by MLS Grid
• 2020-07-02 Contingent — MARIS as Distributed by MLS Grid
• 2020-06-18 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2020-05-11 Listed $59,900 MARIS as Distributed by MLS Grid
• 1997-01-23 Sold (Public Records) $19,000 Public Records

Property tax history

+9.0%/yr

Latest (2024): $1,788 · +5.2% YoY. Source: county tax records.