218 4th Ave · Edwardsville, IL 62025

$250,000

5 bd · 1.5 ba · 1,862 sqft · SingleFamily public records · 11 Days on market

Built 1940 6,969 sqft lot $134/sqft · at area comps Est $243k · at est.

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Why this score? — see what drove the D 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 +15.6/30.0
• ARV discount +6.3/15.0
• DSCR +4.8/10.0
• Livability +4.5/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a home that instantly captures your attention and invites you to stay. This move-in ready brick bungalow blends timeless character with modern updates, offering 4 bedrooms, 1.5 baths, and an impressive 1,862 square feet of thoughtfully designed living space all enhanced by soaring 9-foot ceilings that create an airy, open feel throughout. Step inside and feel the warmth of a freshly painted interior, where natural light pours in through newer windows, illuminating every corner. The spacious living room sets the tone with a gas fireplace and ready to become your cozy centerpiece for relaxing evenings or hosting guests. The main level offers two generously sized bedrooms and a refr

Key facts

• Brick bungalow
• Gas fireplace
• Newer windows

Tags

• BRICK BUNGALOW
• SOARING 9-FOOT CEILINGS
• FRESHLY PAINTED INTERIOR
• NEWER WINDOWS
• GAS FIREPLACE
• REFRESHED FULL BATHROOM

Property features AI

Finance

• Other: Ownership by contract
• Financial info: Lease not considered
• HOA & community:

Exterior

• Parking: Driveway with gravel surface
• Security:
• Utilities: Public water and public sewer; Single-phase electric service; Cable, electricity, natural gas, sewer, and water connected
• Home design: Single-family residence (house); One-and-one-half story design; Brick and vinyl siding exterior; Shingle roof
• Construction: Brick/mortar foundation
• Exterior features: Front porch and patio; Back yard with level lot; Detached shed(s)

Interior

• Kitchen: Fully equipped kitchen with an open serving wall to the four-season room; Includes dishwasher, microwave, free-standing range, and refrigerator
• Bedrooms: Four bedrooms total; two bedrooms on the main level and two bedrooms on the upper level; Primary bedroom on the upper level includes a private half bath; Fourth bedroom can function as a home office or study; Main-level bedrooms feature new windows and ample closet space
• Flooring: Laminate flooring
• Bathrooms: One full bathroom on the main level (new toilet, tub, and vanity); One half bathroom attached to the primary bedroom
• Heating & cooling: Forced air heating powered by natural gas; Central air conditioning plus ceiling fans and wall/window unit(s)
• Interior features: Ceiling fans throughout; Insulated windows with screens; Gas fireplace in the living room; 11 total rooms (9 main listed rooms)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (13.7% below list).
• Recommended offer: $216k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Edwardsville — 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 90/100 on livability (#3 in IL, #83 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• Edwardsville CUSD 7 (suburban): math 39% / reading 36% proficiency, ranked #142 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Columbus Elem School (math 39% / reading 46%, grade F, #329 of 2,056 statewide, top 16%, 378 students, 0% FRL); Lincoln Middle School (math 37% / reading 33%, grade F, #191 of 665 statewide, top 30%, 818 students, 0% FRL); Edwardsville High School (math 40% / reading 45%, grade F, #73 of 693 statewide, top 11%, 2,354 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.4%/yr); 204 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $126k; list at $250k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $215,652 (13.7% below list)

Questions for the listing agent

1. Built in 1940 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.86% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $243,347
• List price: $250,000
• Delta: 2.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Lindenwood Ave	0.34mi	4/2.0 (-1)	1,862 (0%)	13mo	$230,000	$124	66
639 Notre Dame Ave	0.35mi	4/2.0 (-1)	1,934 (+4%)	10mo	$249,500	$129	62
642 Notre Dame Ave	0.37mi	4/2.0 (-1)	1,911 (+3%)	12mo	$285,000	$149	61
824 Troy Rd	0.61mi	5/1.5	1,890 (+2%)	19mo	$230,000	$122	54
639 Harvard Dr	0.36mi	4/2.5 (-1)	1,971 (+6%)	15mo	$250,000	$127	52
207 1st Ave	0.24mi	4/2.0 (-1)	2,098 (+13%)	20mo	$329,900	$157	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.43×
• Total profit: $-40,165
• Equity at exit: $37,276

10-year hold

• IRR: -14.5%
• Equity multiple: 0.27×
• Total profit: $-50,946
• Equity at exit: $21,615

Cash invested: $70,000 (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 62025

• Home prices YoY: -22.2%
• Rents YoY: -3.4%
• Active inventory: 204
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $105

Break-even live

Break-even rent $2,023

Max offer price $250,000

Occupancy floor 90%

Sensitivity live

Price	-10% $247	-5% $176	+0% $105	+5% $35	+10% $-36
Rent	-10% $-65	-5% $20	+0% $105	+5% $191	+10% $276
Rate	-1.0pp $231	-0.5pp $169	base $105	+0.5pp $41	+1.0pp $-25

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-17
   status Pending 2472-char remark
2. 2026-05-07
   listed $250,000 Active 2472-char remark
3. 2012-08-31
   historical
4. 2006-08-08
   soldstatus $126,000

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $3,936 · $328/mo
• Expected delta: +$1,739/yr (+$145/mo · 79.2%)

ⓘ 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 ≥108°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,878
• − Mortgage interest: −$14,004
• − Property taxes: −$2,197
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$7,273
• Taxable loss: −$2,986
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $1,981/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: Edwardsville CUSD 7
• NCES district ID: 1713530
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 36% ▼ -17.00%
• Median HH income: $72,131
• Composite: 34.56/100
• National rank: #5169
• State rank: #142 of 620 in IL

Livability — Edwardsville

• Score: 90/100
• State rank: #3
• US rank: #83

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwardsville, IL
• County: Madison County · 189,064 people
• City population: 35,520
• Metro: St. Louis, MO-IL
• Population (ZIP): 35,520
• Household income: $100,741
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 1027.0

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 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -70.36%
• Current HPI: 245.9787
• Rent YoY: ▼ -3.37%
• 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

+98.4% since first listed

4 events — show timeline

• 2026-05-17 Pending — MARIS as Distributed by MLS Grid
• 2026-05-07 Listed $250,000 MARIS as Distributed by MLS Grid
• 2012-08-31 Listing Removed — MRED as Distributed by MLS Grid
• 2006-08-08 Sold (Public Records) $126,000 Public Records

Property tax history

+3.5%/yr

Latest (2024): $2,197 · +6.2% YoY. Source: county tax records.