2920 Dogwood Dr · Granite City, IL 62040

$110,000

3 bd · 1.0 ba · 873 sqft · SingleFamily public records · 23 Days on market

Built 1970 Est $107k · 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 +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +6.8/10.0
• ARV discount +6.4/15.0
• 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

Welcome to this charming 3 bedroom home with many upgrades such as new vinyl siding, newer AC, HVAC, water heater, and roof. This home has been freshly painted though out and offers six panel doors. The kitchen boasts newly refinished counter tops. This home feature nice patios slab off of kitchen and dining room great for barbecue and family gathering This home is nicely landscaped with low maintenance yard and beautifully fenced in backyard with a large shed. The basement offers a large family room and two bonus rooms that could be used for an office and game room. Make your appointment today for your private showing. Buyers to verify all information in the MLS including sq ft, features, taxes, and schools.Age of this home is approximate.

Key facts

• Newer ac
• Patios slab
• Fenced in backyard

Tags

• NEW VINYL SIDING
• NEWER AC
• NEWLY REFINISHED COUNTER TOPS
• PATIOS SLAB
• LANDSCAPED YARD
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $761 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 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $110k implies a 100% gain — meaningful room to come down on a strong offer.

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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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 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?
4. 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?
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: 1.18% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $107,379
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1917 Joy Ave	0.25mi	3/1.0	875 (+0%)	1mo	$118,900	$136	87
1904 Joy Ave	0.24mi	2/1.0 (-1)	875 (+0%)	0mo	$79,900	$91	83
2823 Marshall Ave	0.26mi	3/1.0	888 (+2%)	3mo	$49,900	$56	83
2829 Dale Ave	0.17mi	3/1.0	944 (+8%)	2mo	$129,900	$138	77
2824 Birch Ave	0.24mi	3/1.0	944 (+8%)	0mo	$105,000	$111	75
2428 Sunbury Ave	0.55mi	3/1.0	864 (-1%)	1mo	$74,900	$87	72
2004 Elm Ave	0.33mi	3/1.0	944 (+8%)	2mo	$124,900	$132	70
3017 Ramona Dr	0.24mi	2/1.0 (-1)	780 (-11%)	3mo	$150,000	$192	64
3149 Myrtle Ave	0.49mi	3/1.0	960 (+10%)	3mo	$135,000	$141	58
10 Watertown Cir	0.74mi	3/1.0	928 (+6%)	0mo	$109,000	$117	55
2900 Iowa St	0.63mi	2/1.0 (-1)	936 (+7%)	0mo	$114,900	$123	53
2748 Myrtle Ave	0.39mi	2/1.0 (-1)	744 (-15%)	3mo	$70,000	$94	49

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: -7.2%
• Equity multiple: 0.74×
• Total profit: $-8,070
• Equity at exit: $16,401

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,099
• Equity at exit: $9,511

Cash invested: $30,800 (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 62040

• Home prices YoY: -21.8%
• Rents YoY: 1.7%
• Active inventory: 194
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$577
• Tax from tax record: −$222 /mo · $2,662/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $179

Break-even live

Break-even rent $1,069

Max offer price $110,000

Occupancy floor 81%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	4d	1	0.94mi
303 Wilson Park Ln Granite City, IL	3.0	1.0	900	$1,200	$1.33	7d	1	1.16mi
2715 Center St Unit B Granite City, IL	2.0	1.0	930	$1,275	$1.37	43d	1	1.27mi
2556 Center St Granite City, IL	3.0	1.0	874	$1,500	$1.72	14d	1	1.41mi
2450 Cleveland Blvd Apt A Granite City, IL	2.0	1.0	846	$825	$0.98	17d	1	1.43mi

Listing history 24 events

1. 2026-06-18
   days on market $110,000 Active 23 DOM
2. 2026-06-17
   days on market $110,000 Active 22 DOM
3. 2026-06-16
   days on market $110,000 Active 21 DOM
4. 2026-06-15
   days on market $110,000 Active 20 DOM
5. 2026-06-13
   days on market $110,000 Active 18 DOM
6. 2026-06-13
   days on market $110,000 Active 17 DOM
7. 2026-06-09
   days on market $110,000 Active 14 DOM
8. 2026-06-08
   days on market $110,000 Active 13 DOM
9. 2026-06-07
   days on market $110,000 Active 12 DOM
10. 2026-06-05
    days on market $110,000 Active 9 DOM
11. 2026-06-03
    days on market $110,000 Active 8 DOM
12. 2026-06-02
    days on market $110,000 Active 7 DOM
13. 2026-06-01
    days on market $110,000 Active 6 DOM
14. 2026-05-31
    days on market $110,000 Active 5 DOM
15. 2026-05-26
    listed $110,000 Active
16. 2021-03-26
    soldstatus $55,000
17. 2016-11-22
    soldstatus $70,000
18. 2016-11-18
    soldstatus Closed 750-char remark

    Show marketing remark (750 chars)

    Welcome to this charming 3 bedroom home with many upgrades such as new vinyl siding, newer AC, HVAC, water heater, and roof. This home has been freshly painted though out and offers six panel doors. The kitchen boasts newly refinished counter tops. This home feature nice patios slab off of kitchen and dining room great for barbecue and family gathering This home is nicely landscaped with low maintenance yard and beautifully fenced in backyard with a large shed. The basement offers a large family room and two bonus rooms that could be used for an office and game room. Make your appointment today for your private showing. Buyers to verify all information in the MLS including sq ft, features, taxes, and schools.Age of this home is approximate.

19. 2016-10-20
    status Pending 750-char remark

    Show marketing remark (750 chars)

    Welcome to this charming 3 bedroom home with many upgrades such as new vinyl siding, newer AC, HVAC, water heater, and roof. This home has been freshly painted though out and offers six panel doors. The kitchen boasts newly refinished counter tops. This home feature nice patios slab off of kitchen and dining room great for barbecue and family gathering This home is nicely landscaped with low maintenance yard and beautifully fenced in backyard with a large shed. The basement offers a large family room and two bonus rooms that could be used for an office and game room. Make your appointment today for your private showing. Buyers to verify all information in the MLS including sq ft, features, taxes, and schools.Age of this home is approximate.

20. 2016-08-01
    price $75,000 750-char remark

    Show marketing remark (750 chars)

    Welcome to this charming 3 bedroom home with many upgrades such as new vinyl siding, newer AC, HVAC, water heater, and roof. This home has been freshly painted though out and offers six panel doors. The kitchen boasts newly refinished counter tops. This home feature nice patios slab off of kitchen and dining room great for barbecue and family gathering This home is nicely landscaped with low maintenance yard and beautifully fenced in backyard with a large shed. The basement offers a large family room and two bonus rooms that could be used for an office and game room. Make your appointment today for your private showing. Buyers to verify all information in the MLS including sq ft, features, taxes, and schools.Age of this home is approximate.

21. 2016-07-18
    price $80,000 750-char remark

    Show marketing remark (750 chars)

    Welcome to this charming 3 bedroom home with many upgrades such as new vinyl siding, newer AC, HVAC, water heater, and roof. This home has been freshly painted though out and offers six panel doors. The kitchen boasts newly refinished counter tops. This home feature nice patios slab off of kitchen and dining room great for barbecue and family gathering This home is nicely landscaped with low maintenance yard and beautifully fenced in backyard with a large shed. The basement offers a large family room and two bonus rooms that could be used for an office and game room. Make your appointment today for your private showing. Buyers to verify all information in the MLS including sq ft, features, taxes, and schools.Age of this home is approximate.

22. 2016-05-24
    price $85,000 750-char remark

    Show marketing remark (750 chars)

    Welcome to this charming 3 bedroom home with many upgrades such as new vinyl siding, newer AC, HVAC, water heater, and roof. This home has been freshly painted though out and offers six panel doors. The kitchen boasts newly refinished counter tops. This home feature nice patios slab off of kitchen and dining room great for barbecue and family gathering This home is nicely landscaped with low maintenance yard and beautifully fenced in backyard with a large shed. The basement offers a large family room and two bonus rooms that could be used for an office and game room. Make your appointment today for your private showing. Buyers to verify all information in the MLS including sq ft, features, taxes, and schools.Age of this home is approximate.

23. 2016-05-04
    listed $90,000 Active 750-char remark

    Show marketing remark (750 chars)

    Welcome to this charming 3 bedroom home with many upgrades such as new vinyl siding, newer AC, HVAC, water heater, and roof. This home has been freshly painted though out and offers six panel doors. The kitchen boasts newly refinished counter tops. This home feature nice patios slab off of kitchen and dining room great for barbecue and family gathering This home is nicely landscaped with low maintenance yard and beautifully fenced in backyard with a large shed. The basement offers a large family room and two bonus rooms that could be used for an office and game room. Make your appointment today for your private showing. Buyers to verify all information in the MLS including sq ft, features, taxes, and schools.Age of this home is approximate.

24. 2005-07-06
    soldstatus $83,500

ⓘ 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: $2,662 · $222/mo
• Projected year-2 tax: $2,662 · $222/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,545
• − Mortgage interest: −$6,162
• − Property taxes: −$2,662
• − Insurance: −$550
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,200
• Taxable income: $485
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $2,031/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

+31.7% since first listed

10 events — show timeline

• 2026-05-26 Listed $110,000 FSBO.com
• 2021-03-26 Sold (Public Records) $55,000 Public Records
• 2016-11-22 Sold (Public Records) $70,000 Public Records
• 2016-11-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-10-20 Pending — MARIS as Distributed by MLS Grid
• 2016-08-01 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2016-07-18 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2016-05-24 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2016-05-04 Listed $90,000 MARIS as Distributed by MLS Grid
• 2005-07-06 Sold (Public Records) $83,500 Public Records

Property tax history

+3.2%/yr

Latest (2024): $2,662 · +3.8% YoY. Source: county tax records.