1159 Peaceful Ln · Caseyville, IL 62232

$129,000

2 bd · 3.0 ba · 2,016 sqft · SingleFamily public records · 112 Days on market

Built 1987 0.36 ac lot $64/sqft · 47% below area Est $147k · 12% under ↓ 9% 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 +29.1/30.0
• ARV discount +13.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Listed below appraised value! This home is packed with big potential and ready for someone with vision. Situated on a quiet street and just minutes from restaurants, shopping, parks and entertainment, the standout feature is the huge kitchen, wide open to the living room—perfect for everyday living or entertaining. The open layout makes the space feel larger than expected and offers flexibility to design it exactly how you want, and it’s complemented by newer stainless steel appliances. On the main level, you’ll find two bedrooms and a full bathroom, providing a comfortable and functional layout. The basement adds even more opportunity, featuring a second kitchen area and a bathroom space (note: the basement toilet has been removed). With a little work, this lower level could be transformed into additional living space, a hobby area, or storage—whatever fits your needs. Whether you’re a homeowner looking to customize from the ground up or an investor searching for a value-add opportunity, this property is a blank canvas. Put in some updates, add your personal style, and turn this home into something truly special. Home warranty included. Home has passed occupancy.

Key facts

• Open layout
• Huge kitchen
• Second kitchen area

Tags

• HUGE KITCHEN
• OPEN LAYOUT
• SECOND KITCHEN AREA

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.3% in Caseyville — 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 74/100 on livability (#241 in IL, #4,389 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities 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.
• Market conditions: 50 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 $892 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.79%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (median comp): $147,108
• List price: $129,000
• Delta: -12.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8039 Lakeside Dr	0.47mi	3/2.5 (+1)	2,010 (-0%)	22mo	$240,000	$119	52
7958 Sonora Rdg	0.72mi	3/2.0 (+1)	2,013 (-0%)	9mo	$350,000	$174	50
14 Charles Dr	0.65mi	3/2.0 (+1)	2,190 (+9%)	1mo	$145,000	$66	45
7953 Shadow Crk	0.70mi	3/2.5 (+1)	2,184 (+8%)	10mo	$350,000	$160	38
7951 Shadow Crk	0.70mi	3/2.5 (+1)	2,184 (+8%)	15mo	$360,000	$165	34
7963 Shadow Crk	0.72mi	3/2.5 (+1)	2,184 (+8%)	22mo	$360,000	$165	28

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $7,403
• Equity at exit: $19,234

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $42,755
• Equity at exit: $11,154

Cash invested: $36,120 (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 62232

• Active inventory: 50
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $445

Break-even live

Break-even rent $976

Max offer price $129,000

Occupancy floor 66%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $129,000 Active 112 DOM
2. 2026-06-17
   days on market $129,000 Active 111 DOM
3. 2026-06-16
   days on market $129,000 Active 110 DOM
4. 2026-06-15
   days on market $129,000 Active 109 DOM
5. 2026-06-13
   days on market $129,000 Active 107 DOM
6. 2026-06-13
   pricedays on market $129,000 Active 106 DOM
7. 2026-06-09
   days on market $132,000 Active 103 DOM
8. 2026-06-08
   days on market $132,000 Active 102 DOM
9. 2026-06-07
   days on market $132,000 Active 101 DOM
10. 2026-06-05
    days on market $132,000 Active 98 DOM
11. 2026-06-03
    days on market $132,000 Active 97 DOM
12. 2026-06-02
    days on market $132,000 Active 96 DOM
13. 2026-06-01
    days on market $132,000 Active 95 DOM
14. 2026-05-31
    days on market $132,000 Active 94 DOM
15. 2026-04-09
    price $132,000 1212-char remark

    Show marketing remark (1212 chars)

    Listed below appraised value! This home is packed with big potential and ready for someone with vision. Situated on a quiet street and just minutes from restaurants, shopping, parks and entertainment, the standout feature is the huge kitchen, wide open to the living room—perfect for everyday living or entertaining. The open layout makes the space feel larger than expected and offers flexibility to design it exactly how you want, and it’s complemented by newer stainless steel appliances. On the main level, you’ll find two bedrooms and a full bathroom, providing a comfortable and functional layout. The basement adds even more opportunity, featuring a second kitchen area and a bathroom space (note: the basement toilet has been removed). With a little work, this lower level could be transformed into additional living space, a hobby area, or storage—whatever fits your needs. Whether you’re a homeowner looking to customize from the ground up or an investor searching for a value-add opportunity, this property is a blank canvas. Put in some updates, add your personal style, and turn this home into something truly special. Home warranty included. Home has passed occupancy.

16. 2026-02-26
    listed $136,000 Active 1212-char remark

    Show marketing remark (1212 chars)

    Listed below appraised value! This home is packed with big potential and ready for someone with vision. Situated on a quiet street and just minutes from restaurants, shopping, parks and entertainment, the standout feature is the huge kitchen, wide open to the living room—perfect for everyday living or entertaining. The open layout makes the space feel larger than expected and offers flexibility to design it exactly how you want, and it’s complemented by newer stainless steel appliances. On the main level, you’ll find two bedrooms and a full bathroom, providing a comfortable and functional layout. The basement adds even more opportunity, featuring a second kitchen area and a bathroom space (note: the basement toilet has been removed). With a little work, this lower level could be transformed into additional living space, a hobby area, or storage—whatever fits your needs. Whether you’re a homeowner looking to customize from the ground up or an investor searching for a value-add opportunity, this property is a blank canvas. Put in some updates, add your personal style, and turn this home into something truly special. Home warranty included. Home has passed occupancy.

17. 2026-01-15
    price $138,000
18. 2025-12-25
    listed $145,000 Active
19. 2025-12-17
    historical

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$1,217/yr (+$101/mo · 246.3%)

ⓘ 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 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,481
• − Mortgage interest: −$7,226
• − Property taxes: −$494
• − Insurance: −$645
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$3,753
• Taxable income: $3,406
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $4,525/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 — Caseyville

• Score: 74/100
• State rank: #241
• US rank: #4389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,480
• Population (ZIP): 7,480

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 18% Black 9% Two or more races 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Romanian 3% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -83.21%
• Current HPI: 124.0291
• 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

-9.0% since first listed

5 events — show timeline

• 2026-04-09 Price Changed $132,000 MARIS as Distributed by MLS Grid
• 2026-02-26 Listed $136,000 MARIS as Distributed by MLS Grid
• 2026-01-15 Price Changed $138,000 MARIS as Distributed by MLS Grid
• 2025-12-25 Listed $145,000 MARIS as Distributed by MLS Grid
• 2025-12-17 Coming Soon — MARIS as Distributed by MLS Grid

Property tax history

-6.3%/yr

Latest (2024): $494 · -3.9% YoY. Source: county tax records.