526 Columbia Rd · Dupo, IL 62239

$33,500

4 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 123 Days on market

Built 1908 6,534 sqft lot $27/sqft · 76% below area ↓ 33% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this full rehab property situated on two lots in the heart of Dupo. This spacious home offers a 4 bedroom, 2 bath layout with a traditional floor plan, including living room, kitchen &sunporch. Ready for a complete transformation. The exterior features a fenced backyard, along with a massive detached garage w/4 car tandem capacity. Provides exceptional space for storage, workshop use or hobbyists. Ideal for mechanics, contractors or welding needs. Room for tools and equipment. This property is being sold AS-IS Where IS. Will require full renovation from top to bottom.

Key facts

• Workshop use
• Storage space
• Fenced backyard

Tags

• FENCED BACKYARD
• DETACHED GARAGE
• STORAGE SPACE
• WORKSHOP USE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#208 in IL, #3,916 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, crime A-; Watch: schools F, amenities F, employment F.
• Dupo CUSD 196 (suburban): math 7% / reading 19% proficiency, ranked #543 of 620 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 23 active listings in the ZIP; 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 $232 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 3.46% ✓
• Cap rate: 31.54%
• Cash-on-cash: 90.18%
• DSCR: 5.01
• GRM: 2.4

CMA / ARV

• ARV (median comp): $139,589
• List price: $33,500
• Delta: -76.00%
• 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
113 S 2nd St	0.22mi	3/2.0 (-1)	1,212 (-2%)	4mo	$134,900	$111	79
419 State St	0.10mi	3/1.0 (-1)	1,192 (-3%)	8mo	$125,000	$105	74
508 State St	0.16mi	3/1.0 (-1)	1,118 (-9%)	4mo	$135,000	$121	64
112 N 4th St	0.34mi	4/2.0	1,082 (-12%)	1mo	$104,900	$97	64
501 State St	0.13mi	3/1.0 (-1)	1,056 (-14%)	4mo	$128,000	$121	58
1249 Columbia Rd	0.48mi	4/2.0	1,282 (+4%)	16mo	$185,000	$144	58
205 N 3rd St	0.37mi	3/2.0 (-1)	1,344 (+9%)	8mo	$130,000	$97	56
633 State St	0.32mi	3/1.0 (-1)	1,350 (+10%)	9mo	$172,500	$128	53
646 Marian Dr	0.45mi	3/2.0 (-1)	1,356 (+10%)	7mo	$199,000	$147	51
128 N 5th St	0.40mi	3/1.0 (-1)	1,160 (-6%)	15mo	$137,500	$119	50
120 N 7th St	0.49mi	3/2.0 (-1)	1,373 (+11%)	4mo	$199,900	$146	50
512 N 2nd St	0.64mi	3/1.0 (-1)	1,106 (-10%)	11mo	$34,900	$32	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.8%
• Equity multiple: 5.21×
• Total profit: $39,471
• Equity at exit: $4,995

10-year hold

• IRR: 93.8%
• Equity multiple: 10.83×
• Total profit: $92,197
• Equity at exit: $2,896

Cash invested: $9,380 (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 62239

• Active inventory: 23
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$176
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $705

Break-even live

Break-even rent $266

Max offer price $33,500

Occupancy floor 34%

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: $8,375
• Closing costs: $1,005
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-15
   days on market $33,500 Active 123 DOM
2. 2026-06-13
   days on market $33,500 Active 121 DOM
3. 2026-06-09
   days on market $33,500 Active 117 DOM
4. 2026-06-08
   days on market $33,500 Active 116 DOM
5. 2026-06-07
   days on market $33,500 Active 115 DOM
6. 2026-06-03
   days on market $33,500 Active 111 DOM
7. 2026-06-02
   days on market $33,500 Active 110 DOM
8. 2026-06-01
   days on market $33,500 Active 109 DOM
9. 2026-05-31
   days on market $33,500 Active 108 DOM
10. 2026-05-14
    price $33,500 602-char remark

    Show marketing remark (602 chars)

    Opportunity awaits with this full rehab property situated on two lots in the heart of Dupo. This spacious home offers a 4 bedroom, 2 bath layout with a traditional floor plan, including living room, kitchen &sunporch. Ready for a complete transformation. The exterior features a fenced backyard, along with a massive detached garage w/4 car tandem capacity. Provides exceptional space for storage, workshop use or hobbyists. Ideal for mechanics, contractors or welding needs. Room for tools and equipment. This property is being sold AS-IS Where IS. Will require full renovation from top to bottom.

11. 2026-05-13
    price $32,500 602-char remark

    Show marketing remark (602 chars)

    Opportunity awaits with this full rehab property situated on two lots in the heart of Dupo. This spacious home offers a 4 bedroom, 2 bath layout with a traditional floor plan, including living room, kitchen &sunporch. Ready for a complete transformation. The exterior features a fenced backyard, along with a massive detached garage w/4 car tandem capacity. Provides exceptional space for storage, workshop use or hobbyists. Ideal for mechanics, contractors or welding needs. Room for tools and equipment. This property is being sold AS-IS Where IS. Will require full renovation from top to bottom.

12. 2026-04-17
    price $35,000 602-char remark

    Show marketing remark (602 chars)

    Opportunity awaits with this full rehab property situated on two lots in the heart of Dupo. This spacious home offers a 4 bedroom, 2 bath layout with a traditional floor plan, including living room, kitchen &sunporch. Ready for a complete transformation. The exterior features a fenced backyard, along with a massive detached garage w/4 car tandem capacity. Provides exceptional space for storage, workshop use or hobbyists. Ideal for mechanics, contractors or welding needs. Room for tools and equipment. This property is being sold AS-IS Where IS. Will require full renovation from top to bottom.

13. 2026-04-17
    price $37,500 602-char remark

    Show marketing remark (602 chars)

    Opportunity awaits with this full rehab property situated on two lots in the heart of Dupo. This spacious home offers a 4 bedroom, 2 bath layout with a traditional floor plan, including living room, kitchen &sunporch. Ready for a complete transformation. The exterior features a fenced backyard, along with a massive detached garage w/4 car tandem capacity. Provides exceptional space for storage, workshop use or hobbyists. Ideal for mechanics, contractors or welding needs. Room for tools and equipment. This property is being sold AS-IS Where IS. Will require full renovation from top to bottom.

14. 2026-04-02
    price $40,000 602-char remark

    Show marketing remark (602 chars)

    Opportunity awaits with this full rehab property situated on two lots in the heart of Dupo. This spacious home offers a 4 bedroom, 2 bath layout with a traditional floor plan, including living room, kitchen &sunporch. Ready for a complete transformation. The exterior features a fenced backyard, along with a massive detached garage w/4 car tandem capacity. Provides exceptional space for storage, workshop use or hobbyists. Ideal for mechanics, contractors or welding needs. Room for tools and equipment. This property is being sold AS-IS Where IS. Will require full renovation from top to bottom.

15. 2026-03-31
    price $42,500 602-char remark

    Show marketing remark (602 chars)

    Opportunity awaits with this full rehab property situated on two lots in the heart of Dupo. This spacious home offers a 4 bedroom, 2 bath layout with a traditional floor plan, including living room, kitchen &sunporch. Ready for a complete transformation. The exterior features a fenced backyard, along with a massive detached garage w/4 car tandem capacity. Provides exceptional space for storage, workshop use or hobbyists. Ideal for mechanics, contractors or welding needs. Room for tools and equipment. This property is being sold AS-IS Where IS. Will require full renovation from top to bottom.

16. 2026-03-20
    price $45,000 602-char remark

    Show marketing remark (602 chars)

    Opportunity awaits with this full rehab property situated on two lots in the heart of Dupo. This spacious home offers a 4 bedroom, 2 bath layout with a traditional floor plan, including living room, kitchen &sunporch. Ready for a complete transformation. The exterior features a fenced backyard, along with a massive detached garage w/4 car tandem capacity. Provides exceptional space for storage, workshop use or hobbyists. Ideal for mechanics, contractors or welding needs. Room for tools and equipment. This property is being sold AS-IS Where IS. Will require full renovation from top to bottom.

17. 2026-02-23
    price $49,000 602-char remark

    Show marketing remark (602 chars)

    Opportunity awaits with this full rehab property situated on two lots in the heart of Dupo. This spacious home offers a 4 bedroom, 2 bath layout with a traditional floor plan, including living room, kitchen &sunporch. Ready for a complete transformation. The exterior features a fenced backyard, along with a massive detached garage w/4 car tandem capacity. Provides exceptional space for storage, workshop use or hobbyists. Ideal for mechanics, contractors or welding needs. Room for tools and equipment. This property is being sold AS-IS Where IS. Will require full renovation from top to bottom.

18. 2026-02-12
    listed $50,000 Active 602-char remark

    Show marketing remark (602 chars)

    Opportunity awaits with this full rehab property situated on two lots in the heart of Dupo. This spacious home offers a 4 bedroom, 2 bath layout with a traditional floor plan, including living room, kitchen &sunporch. Ready for a complete transformation. The exterior features a fenced backyard, along with a massive detached garage w/4 car tandem capacity. Provides exceptional space for storage, workshop use or hobbyists. Ideal for mechanics, contractors or welding needs. Room for tools and equipment. This property is being sold AS-IS Where IS. Will require full renovation from top to bottom.

19. 2025-12-27
    historical
20. 2025-12-22
    price
21. 2025-12-10
    price
22. 2025-11-25
    price
23. 2025-11-07
    price
24. 2025-10-31
    price
25. 2025-10-24
    price
26. 2025-10-16
    price
27. 2025-10-04
    listed Active

ⓘ 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: $244 · $20/mo
• Projected year-2 tax: $502 · $42/mo
• Expected delta: +$258/yr (+$22/mo · 105.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 22 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,897
• − Mortgage interest: −$1,877
• − Property taxes: −$244
• − Insurance: −$168
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$975
• Taxable income: $8,411
• Est. tax owed @ 24.0%: −$2,019
• After-tax cash flow: $6,440/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: Dupo CUSD 196
• NCES district ID: 1712720
• Math proficiency: 7% ▼ -13.00%
• Reading proficiency: 19% ▼ -15.00%
• Median HH income: $44,220
• Composite: 11.52/100
• National rank: #9701
• State rank: #543 of 620 in IL

Livability — Dupo

• Score: 75/100
• State rank: #208
• US rank: #3916

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dupo, IL
• City population: 1,994
• Population (ZIP): 4,381

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 (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Lithuanian 5% Italian 1%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

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: ▼ -94.86%
• Current HPI: 93.13
• 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

-33.0% since first listed

18 events — show timeline

• 2026-05-14 Price Changed $33,500 MARIS as Distributed by MLS Grid
• 2026-05-13 Price Changed $32,500 MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $37,500 MARIS as Distributed by MLS Grid
• 2026-04-02 Price Changed $40,000 MARIS as Distributed by MLS Grid
• 2026-03-31 Price Changed $42,500 MARIS as Distributed by MLS Grid
• 2026-03-20 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2026-02-23 Price Changed $49,000 MARIS as Distributed by MLS Grid
• 2026-02-12 Listed $50,000 MARIS as Distributed by MLS Grid
• 2025-12-27 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-22 Price Changed — MRED as Distributed by MLS Grid
• 2025-12-10 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-25 Price Changed — MRED as Distributed by MLS Grid
• 2025-11-07 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-31 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-24 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-16 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-04 Listed — MRED as Distributed by MLS Grid

Property tax history

-19.3%/yr

Latest (2024): $244 · -93.5% YoY. Source: county tax records.