2725 Birch Ave · Granite City, IL 62040

$102,500

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 50 Days on market

Built 1957 6,599 sqft lot $122/sqft · at area comps Est $104k · at est.

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +8.2/10.0
• ARV discount +8.1/15.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and affordable 3-bedroom, 1-bath home offering comfortable living with great potential! This home features a spacious living room and an eat-in kitchen, perfect for everyday living and gatherings. Step outside to a nice-sized, fully fenced backyard complete with a patio—ideal for relaxing or entertaining—as well as a convenient storage shed. Whether you’re a first-time homebuyer, looking to downsize, or searching for a solid investment property, this home offers a great opportunity with plenty of potential to make it your own.

Key facts

• Storage shed
• Eat-in kitchen
• Patio

Tags

• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• FULLY FENCED BACKYARD
• PATIO
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $99k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 6.9% in Granite City — 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 65/100 on livability (#623 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Granite City CUSD 9 (suburban): math 9% / reading 11% proficiency, ranked #570 of 620 in IL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.7%/yr); 194 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $709 of loan paydown is wiped out by about $3k 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

• It's been on market 50 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $99,425 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.32% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 6.3

CMA / ARV

• ARV (median comp): $103,876
• List price: $102,500
• Delta: -1.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2004 Elm Ave	0.07mi	3/1.0	944 (+12%)	2mo	$124,900	$132	75
2824 Birch Ave	0.13mi	3/1.0	944 (+12%)	0mo	$105,000	$111	73
2428 Sunbury Ave	0.47mi	3/1.0	864 (+3%)	1mo	$74,900	$87	73
2829 Dale Ave	0.13mi	3/1.0	944 (+12%)	2mo	$129,900	$138	72
3017 Ramona Dr	0.20mi	2/1.0 (-1)	780 (-7%)	3mo	$150,000	$192	71
2823 Marshall Ave	0.44mi	3/1.0	888 (+6%)	3mo	$49,900	$56	68
1917 Joy Ave	0.54mi	3/1.0	875 (+4%)	2mo	$118,900	$136	67
2914 Pershing Blvd	0.37mi	3/1.0	912 (+9%)	4mo	$114,900	$126	65
1904 Joy Ave	0.53mi	2/1.0 (-1)	875 (+4%)	0mo	$79,900	$91	63
10 Watertown Cir	0.55mi	3/1.0	928 (+10%)	0mo	$109,000	$117	57
2748 Myrtle Ave	0.52mi	2/1.0 (-1)	744 (-11%)	3mo	$70,000	$94	49
2814 E 24th St	0.72mi	3/1.0	960 (+14%)	2mo	$17,500	$18	41

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 · 1.67% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,728
• Equity at exit: $15,283

10-year hold

• IRR: 9.8%
• Equity multiple: 1.71×
• Total profit: $20,412
• Equity at exit: $8,862

Cash invested: $28,700 (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 62040

• Home prices YoY: -21.8%
• Rents YoY: 1.7%
• Active inventory: 194
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$538
• Tax from tax record: −$174 /mo · $2,085/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $315

Break-even live

Break-even rent $954

Max offer price $102,500

Occupancy floor 72%

Sensitivity live

Price	-10% $373	-5% $344	+0% $315	+5% $286	+10% $257
Rent	-10% $208	-5% $262	+0% $315	+5% $369	+10% $422
Rate	-1.0pp $367	-0.5pp $341	base $315	+0.5pp $289	+1.0pp $262

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2415 Jerden Ave Granite City, IL	3.0	1.0	970	$1,400	$1.44	6d	1	1.09mi
303 Wilson Park Ln Granite City, IL	3.0	1.0	900	$1,200	$1.33	9d	1	1.46mi

Listing history 19 events

1. 2026-06-08
   status $102,500 Pending 50 DOM
2. 2026-06-07
   days on market $102,500 Active 50 DOM
3. 2026-06-05
   days on market $102,500 Active 47 DOM
4. 2026-06-03
   days on market $102,500 Active 46 DOM
5. 2026-06-02
   days on market $102,500 Active 45 DOM
6. 2026-06-01
   days on market $102,500 Active 44 DOM
7. 2026-05-31
   days on market $102,500 Active 43 DOM
8. 2026-04-18
   listed $110,000 Active 559-char remark

   Show marketing remark (559 chars)

   Charming and affordable 3-bedroom, 1-bath home offering comfortable living with great potential! This home features a spacious living room and an eat-in kitchen, perfect for everyday living and gatherings. Step outside to a nice-sized, fully fenced backyard complete with a patio—ideal for relaxing or entertaining—as well as a convenient storage shed. Whether you’re a first-time homebuyer, looking to downsize, or searching for a solid investment property, this home offers a great opportunity with plenty of potential to make it your own.

9. 2024-06-10
   historical $1,200
10. 2024-05-05
    listed $1,200
11. 2024-04-03
    soldstatus $86,167
12. 2024-04-02
    status Pending 636-char remark

    Show marketing remark (636 chars)

    Welcome to this 3-bedroom, 1-bathroom home in Granite City! This single-story residence offers an open kitchen-dining concept, providing a spacious and inviting atmosphere. The kitchen features modern countertops, ample cabinetry, and stainless steel appliances. Outside, enjoy the generously sized fenced yard, ideal for outdoor activities. This property offers two-car off-street parking and an asphalted driveway. The home is well-maintained, with modern LVP flooring throughout, ensuring durability and style. Don't miss this opportunity for comfortable living in a great location! Roof-9yo. Water heater-9yo. HVAC is newer as well.

13. 2024-04-01
    soldstatus Closed 636-char remark

    Show marketing remark (636 chars)

    Welcome to this 3-bedroom, 1-bathroom home in Granite City! This single-story residence offers an open kitchen-dining concept, providing a spacious and inviting atmosphere. The kitchen features modern countertops, ample cabinetry, and stainless steel appliances. Outside, enjoy the generously sized fenced yard, ideal for outdoor activities. This property offers two-car off-street parking and an asphalted driveway. The home is well-maintained, with modern LVP flooring throughout, ensuring durability and style. Don't miss this opportunity for comfortable living in a great location! Roof-9yo. Water heater-9yo. HVAC is newer as well.

14. 2024-02-11
    historical Active Under Contract 636-char remark

    Show marketing remark (636 chars)

    Welcome to this 3-bedroom, 1-bathroom home in Granite City! This single-story residence offers an open kitchen-dining concept, providing a spacious and inviting atmosphere. The kitchen features modern countertops, ample cabinetry, and stainless steel appliances. Outside, enjoy the generously sized fenced yard, ideal for outdoor activities. This property offers two-car off-street parking and an asphalted driveway. The home is well-maintained, with modern LVP flooring throughout, ensuring durability and style. Don't miss this opportunity for comfortable living in a great location! Roof-9yo. Water heater-9yo. HVAC is newer as well.

15. 2024-02-10
    listed $87,500 Active 636-char remark

    Show marketing remark (636 chars)

    Welcome to this 3-bedroom, 1-bathroom home in Granite City! This single-story residence offers an open kitchen-dining concept, providing a spacious and inviting atmosphere. The kitchen features modern countertops, ample cabinetry, and stainless steel appliances. Outside, enjoy the generously sized fenced yard, ideal for outdoor activities. This property offers two-car off-street parking and an asphalted driveway. The home is well-maintained, with modern LVP flooring throughout, ensuring durability and style. Don't miss this opportunity for comfortable living in a great location! Roof-9yo. Water heater-9yo. HVAC is newer as well.

16. 2024-01-31
    historical $87,500 636-char remark

    Show marketing remark (636 chars)

    Welcome to this 3-bedroom, 1-bathroom home in Granite City! This single-story residence offers an open kitchen-dining concept, providing a spacious and inviting atmosphere. The kitchen features modern countertops, ample cabinetry, and stainless steel appliances. Outside, enjoy the generously sized fenced yard, ideal for outdoor activities. This property offers two-car off-street parking and an asphalted driveway. The home is well-maintained, with modern LVP flooring throughout, ensuring durability and style. Don't miss this opportunity for comfortable living in a great location! Roof-9yo. Water heater-9yo. HVAC is newer as well.

17. 2016-09-10
    historical
18. 2005-12-28
    soldstatus $80,000
19. 2001-12-17
    soldstatus $32,000

ⓘ 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: $2,085 · $174/mo
• Projected year-2 tax: $2,206 · $184/mo
• Expected delta: +$121/yr (+$10/mo · 5.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,241
• − Mortgage interest: −$5,742
• − Property taxes: −$2,085
• − Insurance: −$512
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,982
• Taxable income: $2,321
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $3,225/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: Granite City CUSD 9
• NCES district ID: 1717280
• Math proficiency: 9% ▼ -4.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $45,082
• Composite: 9.15/100
• National rank: #9864
• State rank: #570 of 620 in IL

Livability — Granite City

• Score: 65/100
• State rank: #623
• US rank: #12751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granite City, IL
• County: Madison County · 189,064 people
• City population: 40,404
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,404
• Household income: $60,031
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 923.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 9% Black 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -56.88%
• Current HPI: 204.4612
• Rent YoY: ▲ 1.67%
• 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

+243.8% since first listed

12 events — show timeline

• 2026-04-18 Listed $110,000 MARIS as Distributed by MLS Grid
• 2024-06-10 Rental Removed $1,200 Avail
• 2024-05-05 Listed for Rent $1,200 Avail
• 2024-04-03 Sold (Public Records) $86,167 Public Records
• 2024-04-02 Pending — MARIS as Distributed by MLS Grid
• 2024-04-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-02-11 Contingent — MARIS as Distributed by MLS Grid
• 2024-02-10 Listed $87,500 MARIS as Distributed by MLS Grid
• 2024-01-31 Coming Soon $87,500 MARIS as Distributed by MLS Grid
• 2016-09-10 Listing Removed — MRED as Distributed by MLS Grid
• 2005-12-28 Sold (Public Records) $80,000 Public Records
• 2001-12-17 Sold (Public Records) $32,000 Public Records

Property tax history

+6.6%/yr

Latest (2024): $2,085 · +1.5% YoY. Source: county tax records.