3421 Badley Ave · Alton, IL 62002

$157,900

2 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 139 Days on market

Built 1940 0.36 ac lot $144/sqft · 56% above area Est $146k · 8% over

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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).

• Cash flow +6.0/30.0
• Rent growth +4.6/5.0
• ARV discount +3.7/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Schools +1.1/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now available on a spacious double corner lot! Beautiful 4-bedroom, 2-bath home located in the Alton School District, featuring mature trees and established landscaping that enhance curb appeal. A covered front porch provides a welcoming outdoor space for relaxing and enjoying the surroundings. Inside, the home offers a large, open floor plan filled with natural light, creating a bright, warm, and inviting atmosphere throughout. The spacious kitchen includes abundant storage, and washer and dryer hookups are conveniently located on the main floor. Two driveways offer ample parking and added flexibility. The expansive backyard provides generous outdoor space along with an outdoor building ideal for a work area, complete with electrical outlets and a window A/C unit. Recent improvements include a new roof installed in 2025 with a transferable 30-year warranty, adding long-term value and peace of mind. With its charming character, open layout, and exceptional lot size, this property presents a standout opportunity. Agent related.

Key facts

• Covered front porch
• Double corner lot
• Mature trees

Tags

• DOUBLE CORNER LOT
• ALTON SCHOOL DISTRICT
• MATURE TREES
• ESTABLISHED LANDSCAPING
• COVERED FRONT PORCH
• LARGE OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (34.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (32.6% below list).
• Recommended offer: $104k (34.1% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 6.4% in Alton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 64/100 on livability (#701 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities D-.
• Alton CUSD 11 (suburban): math 12% / reading 13% proficiency, ranked #544 of 620 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: East Elementary School (math 11% / reading 11%, grade F, #1,460 of 2,056 statewide, top 72%, 424 students, 0% FRL); Alton Middle School (math 10% / reading 11%, grade F, #580 of 665 statewide, top 88%, 1,241 students, 0% FRL); Alton High School (math 20% / reading 25%, grade F, #317 of 693 statewide, top 46%, 1,990 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.2%/yr); 169 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 139 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $37k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $158k implies a 66% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,002 (34.1% 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 139 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.28%
• DSCR: 0.63
• GRM: 12.4

CMA / ARV

• ARV (median comp): $145,555
• List price: $157,900
• Delta: 8.48%
• 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
1629 S Rodgers Ave	0.09mi	3/1.0 (+1)	1,093 (-0%)	3mo	$40,000	$37	88
3303 Jackson St	0.20mi	2/1.0	1,050 (-4%)	4mo	$110,000	$105	80
3424 Yost St	0.38mi	2/1.0	1,148 (+5%)	1mo	$30,000	$26	74
1407 Doerr Ave	0.28mi	3/2.0 (+1)	1,131 (+3%)	2mo	$139,500	$123	71
1429 S Rodgers Ave	0.18mi	3/1.0 (+1)	952 (-13%)	2mo	$90,000	$95	62
3305 Fernwood Ave	0.36mi	3/1.0 (+1)	1,196 (+9%)	2mo	$109,000	$91	62
3505 Gary St	0.43mi	2/2.0	994 (-10%)	3mo	$158,000	$159	58
1215 Clawson St	0.74mi	2/1.0	1,125 (+2%)	4mo	$52,000	$46	58
3619 Horn Ave	0.68mi	2/1.0	1,170 (+7%)	5mo	$125,000	$107	53
3505 Coronado Dr	0.59mi	2/1.0	937 (-15%)	0mo	$120,000	$128	48
1205 Florence St	0.70mi	2/1.0	938 (-15%)	1mo	$99,500	$106	42
3625 Horn Ave	0.70mi	3/1.0 (+1)	940 (-14%)	2mo	$42,500	$45	36

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.11×
• Total profit: $-39,344
• Equity at exit: $23,543

10-year hold

• IRR: -10.2%
• Equity multiple: 0.24×
• Total profit: $-33,478
• Equity at exit: $13,652

Cash invested: $44,212 (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 62002

• Home prices YoY: -33.6%
• Rents YoY: 8.2%
• Active inventory: 169
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,064 high
• Mortgage (P&I): −$828
• Tax from tax record: −$252 /mo · $3,026/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-305

Break-even live

Break-even rent $1,451

Max offer price $104,002

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-260	+0% $-305	+5% $-350	+10% $-394
Rent	-10% $-389	-5% $-347	+0% $-305	+5% $-263	+10% $-221
Rate	-1.0pp $-226	-0.5pp $-265	base $-305	+0.5pp $-346	+1.0pp $-388

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3303 Jackson St Alton, IL	2.0	1.0	1050	$1,295	$1.23	45d	1	0.19mi
3305 Franor St Alton, IL	2.0	1.0	1000	$549	$0.55	3d	1	0.52mi
3400 Milton Dr Alton, IL	2.0	1.5	972	$1,350	$1.39	6d	1	0.80mi
602 Sheppard St Alton, IL	2.0	1.0	1172	$875	$0.75	22d	1	0.85mi
2418 Sanford Ave Alton, IL	2.0	1.0	958	$875	$0.91	22d	1	1.09mi
306 Lampert St Alton, IL	2.0	1.0	925	$1,000	$1.08	0d	1	1.28mi
140 Illinois St East Alton, IL	2.0	1.0	960	$695	$0.72	0d	1	1.39mi

Listing history 25 events

1. 2026-06-21
   days on market $157,900 Active 139 DOM
2. 2026-06-18
   days on market $157,900 Active 136 DOM
3. 2026-06-17
   days on market $157,900 Active 135 DOM
4. 2026-06-16
   days on market $157,900 Active 134 DOM
5. 2026-06-15
   days on market $157,900 Active 133 DOM
6. 2026-06-13
   days on market $157,900 Active 131 DOM
7. 2026-06-10
   price $157,900 Active 127 DOM
8. 2026-06-09
   days on market $159,900 Active 127 DOM
9. 2026-06-08
   days on market $159,900 Active 126 DOM
10. 2026-06-07
    days on market $159,900 Active 125 DOM
11. 2026-06-03
    days on market $159,900 Active 121 DOM
12. 2026-06-02
    days on market $159,900 Active 120 DOM
13. 2026-06-01
    days on market $159,900 Active 119 DOM
14. 2026-05-31
    days on market $159,900 Active 118 DOM
15. 2026-05-06
    historical Active Under Contract 1043-char remark

    Show marketing remark (1043 chars)

    Now available on a spacious double corner lot! Beautiful 4-bedroom, 2-bath home located in the Alton School District, featuring mature trees and established landscaping that enhance curb appeal. A covered front porch provides a welcoming outdoor space for relaxing and enjoying the surroundings. Inside, the home offers a large, open floor plan filled with natural light, creating a bright, warm, and inviting atmosphere throughout. The spacious kitchen includes abundant storage, and washer and dryer hookups are conveniently located on the main floor. Two driveways offer ample parking and added flexibility. The expansive backyard provides generous outdoor space along with an outdoor building ideal for a work area, complete with electrical outlets and a window A/C unit. Recent improvements include a new roof installed in 2025 with a transferable 30-year warranty, adding long-term value and peace of mind. With its charming character, open layout, and exceptional lot size, this property presents a standout opportunity. Agent related.

16. 2026-03-23
    price $159,900 1043-char remark

    Show marketing remark (1043 chars)

    Now available on a spacious double corner lot! Beautiful 4-bedroom, 2-bath home located in the Alton School District, featuring mature trees and established landscaping that enhance curb appeal. A covered front porch provides a welcoming outdoor space for relaxing and enjoying the surroundings. Inside, the home offers a large, open floor plan filled with natural light, creating a bright, warm, and inviting atmosphere throughout. The spacious kitchen includes abundant storage, and washer and dryer hookups are conveniently located on the main floor. Two driveways offer ample parking and added flexibility. The expansive backyard provides generous outdoor space along with an outdoor building ideal for a work area, complete with electrical outlets and a window A/C unit. Recent improvements include a new roof installed in 2025 with a transferable 30-year warranty, adding long-term value and peace of mind. With its charming character, open layout, and exceptional lot size, this property presents a standout opportunity. Agent related.

17. 2026-02-25
    price $179,500 1043-char remark

    Show marketing remark (1043 chars)

    Now available on a spacious double corner lot! Beautiful 4-bedroom, 2-bath home located in the Alton School District, featuring mature trees and established landscaping that enhance curb appeal. A covered front porch provides a welcoming outdoor space for relaxing and enjoying the surroundings. Inside, the home offers a large, open floor plan filled with natural light, creating a bright, warm, and inviting atmosphere throughout. The spacious kitchen includes abundant storage, and washer and dryer hookups are conveniently located on the main floor. Two driveways offer ample parking and added flexibility. The expansive backyard provides generous outdoor space along with an outdoor building ideal for a work area, complete with electrical outlets and a window A/C unit. Recent improvements include a new roof installed in 2025 with a transferable 30-year warranty, adding long-term value and peace of mind. With its charming character, open layout, and exceptional lot size, this property presents a standout opportunity. Agent related.

18. 2026-02-03
    listed $195,000 Active 1043-char remark

    Show marketing remark (1043 chars)

    Now available on a spacious double corner lot! Beautiful 4-bedroom, 2-bath home located in the Alton School District, featuring mature trees and established landscaping that enhance curb appeal. A covered front porch provides a welcoming outdoor space for relaxing and enjoying the surroundings. Inside, the home offers a large, open floor plan filled with natural light, creating a bright, warm, and inviting atmosphere throughout. The spacious kitchen includes abundant storage, and washer and dryer hookups are conveniently located on the main floor. Two driveways offer ample parking and added flexibility. The expansive backyard provides generous outdoor space along with an outdoor building ideal for a work area, complete with electrical outlets and a window A/C unit. Recent improvements include a new roof installed in 2025 with a transferable 30-year warranty, adding long-term value and peace of mind. With its charming character, open layout, and exceptional lot size, this property presents a standout opportunity. Agent related.

19. 2026-02-03
    historical $195,000 1043-char remark

    Show marketing remark (1043 chars)

    Now available on a spacious double corner lot! Beautiful 4-bedroom, 2-bath home located in the Alton School District, featuring mature trees and established landscaping that enhance curb appeal. A covered front porch provides a welcoming outdoor space for relaxing and enjoying the surroundings. Inside, the home offers a large, open floor plan filled with natural light, creating a bright, warm, and inviting atmosphere throughout. The spacious kitchen includes abundant storage, and washer and dryer hookups are conveniently located on the main floor. Two driveways offer ample parking and added flexibility. The expansive backyard provides generous outdoor space along with an outdoor building ideal for a work area, complete with electrical outlets and a window A/C unit. Recent improvements include a new roof installed in 2025 with a transferable 30-year warranty, adding long-term value and peace of mind. With its charming character, open layout, and exceptional lot size, this property presents a standout opportunity. Agent related.

20. 2016-02-01
    soldstatus $95,000
21. 2014-03-03
    soldstatus 326-char remark

    Show marketing remark (326 chars)

    Charming Alton Home waiting for a new owner. This spacious 1.5 Story home features 4 bedrooms, 2 baths, Large living room, and a rear deck. Convenient location and within minutes of all amenities. Buyer to verify all MLS data including by not limited to square feet, measurements, features, exemptions/taxes, schools, etc

22. 2013-11-26
    listed $49,000 326-char remark

    Show marketing remark (326 chars)

    Charming Alton Home waiting for a new owner. This spacious 1.5 Story home features 4 bedrooms, 2 baths, Large living room, and a rear deck. Convenient location and within minutes of all amenities. Buyer to verify all MLS data including by not limited to square feet, measurements, features, exemptions/taxes, schools, etc

23. 2008-09-16
    soldstatus $147,500
24. 2007-07-03
    soldstatus $60,000
25. 1997-02-06
    soldstatus $10,000

ⓘ 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: $3,026 · $252/mo
• Projected year-2 tax: $3,305 · $275/mo
• Expected delta: +$279/yr (+$23/mo · 9.2%)

ⓘ 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 ≥106°F today · 20 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: $12,773
• − Mortgage interest: −$8,845
• − Property taxes: −$3,026
• − Insurance: −$790
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$4,593
• Taxable loss: −$6,524
• Est. tax savings @ 24.0%: +$1,566
• After-tax cash flow: $-2,095/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: Alton CUSD 11
• NCES district ID: 1703600
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 13% ▼ -10.00%
• Median HH income: $46,257
• Composite: 11.34/100
• National rank: #9710
• State rank: #544 of 620 in IL

Livability — Alton

• Score: 64/100
• State rank: #701
• US rank: #14289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alton, IL
• County: Madison County · 189,064 people
• City population: 29,543
• Metro: St. Louis, MO-IL
• Population (ZIP): 29,543
• Household income: $61,414
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 960.0

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 (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -98.43%
• Current HPI: 194.7313
• Rent YoY: ▲ 8.24%
• 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

+1499.0% since first listed

11 events — show timeline

• 2026-05-06 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-23 Price Changed $159,900 MARIS as Distributed by MLS Grid
• 2026-02-25 Price Changed $179,500 MARIS as Distributed by MLS Grid
• 2026-02-03 Listed $195,000 MARIS as Distributed by MLS Grid
• 2026-02-03 Coming Soon $195,000 MARIS as Distributed by MLS Grid
• 2016-02-01 Sold (Public Records) $95,000 Public Records
• 2014-03-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-11-26 Listed $49,000 MARIS as Distributed by MLS Grid
• 2008-09-16 Sold (Public Records) $147,500 Public Records
• 2007-07-03 Sold (Public Records) $60,000 Public Records
• 1997-02-06 Sold (Public Records) $10,000 Public Records

Property tax history

+0.9%/yr

Latest (2024): $3,026 · +8.3% YoY. Source: county tax records.