422 N Borders Ave · Marissa, IL 62257

$85,000

4 bd · 3.0 ba · 948 sqft · SingleFamily public records · 35 Days on market

Built 1900 8,276 sqft lot $90/sqft · at area comps Est $169k · 50% under

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Cash flow +4.6/30.0
• Appreciation +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Key facts

• 8,276 sq ft lot
• Garage
• Built 1900

Property features AI

Finance

• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Electric service: Other
• Home design: Residential single-family attached property; Two-story
• Construction: Construction materials: Unknown
• Exterior features: City lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Four bedrooms (all on upper level)
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partial basement; Two levels
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $47k (44.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $47k (44.9% below list).
• Recommended offer: $47k (44.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,171 in IL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Marissa CUSD 40 (rural): math 17% / reading 14% proficiency, ranked #496 of 620 in IL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Marissa Jr & Sr High School (math 22% / reading 17%, grade F, #397 of 693 statewide, top 61%, 260 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $588 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $46,856 (44.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.55% ✗
• Cap rate: 3.25%
• Cash-on-cash: -10.86%
• DSCR: 0.52
• GRM: 15.1

CMA / ARV

• ARV (median comp): $169,398
• List price: $85,000
• Delta: -49.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 S Borders Ave	0.62mi	3/1.0 (-1)	920 (-3%)	8mo	$45,000	$49	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.04×
• Total profit: $-22,838
• Equity at exit: $17,612

10-year hold

• IRR: -19.2%
• Equity multiple: -0.40×
• Total profit: $-33,320
• Equity at exit: $16,118

Cash invested: $23,800 (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 62257

• Home prices YoY: -1.4%
• Active inventory: 17
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $469 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$98
• Net cashflow: $-215

Break-even live

Break-even rent $741

Max offer price $46,967

Occupancy floor —

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Elm St Unit 112 Marissa, IL	3.0	1.0	840	$620	$0.74	1d	1	0.82mi
114 Elm St Marissa, IL	3.0	1.0	896	$325	$0.36	1d	1	0.83mi

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 35 DOM
2. 2026-06-17
   days on market $85,000 Active 34 DOM
3. 2026-06-16
   days on market $85,000 Active 33 DOM
4. 2026-06-15
   days on market $85,000 Active 32 DOM
5. 2026-06-13
   days on market $85,000 Active 30 DOM
6. 2026-06-12
   days on market $85,000 Active 29 DOM
7. 2026-06-09
   days on market $85,000 Active 26 DOM
8. 2026-06-08
   days on market $85,000 Active 25 DOM
9. 2026-06-07
   days on market $85,000 Active 24 DOM
10. 2026-06-07
    days on market $85,000 Active 23 DOM
11. 2026-06-04
    days on market $85,000 Active 20 DOM
12. 2026-06-02
    days on market $85,000 Active 19 DOM
13. 2026-06-01
    days on market $85,000 Active 18 DOM
14. 2026-05-31
    days on market $85,000 Active 17 DOM
15. 2026-05-31
    days on market $85,000 Active 16 DOM
16. 2026-05-14
    listed $85,000 Active 568-char remark
17. 2026-05-14
    historical $85,000 568-char remark

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,590 · $133/mo
• Expected delta: +$339/yr (+$28/mo · 27.1%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $5,623
• − Mortgage interest: −$4,761
• − Property taxes: −$1,252
• − Insurance: −$425
• − Repairs & maintenance: −$450
• − Management: −$450
• − Depreciation: −$2,473
• Taxable loss: −$4,187
• Est. tax savings @ 24.0%: +$1,005
• After-tax cash flow: $-1,579/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: Marissa CUSD 40
• NCES district ID: 1724650
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 14% ▼ -12.00%
• Median HH income: $49,125
• Composite: 14.12/100
• National rank: #9458
• State rank: #496 of 620 in IL

Livability — Marissa

• Score: 57/100
• State rank: #1171
• US rank: #22028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marissa, IL
• Population (ZIP): 1,960

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 (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 0%

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: ▼ -1.72%
• Current HPI: 118.4464
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-14 Listed $85,000 MARIS as Distributed by MLS Grid
• 2026-05-14 Coming Soon $85,000 MARIS as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2024): $1,252 · -1.7% YoY. Source: county tax records.