1220 W Edwards St · Vandalia, IL 62471

$99,900

2 bd · 1.0 ba · 1,410 sqft · Other public records · 12 Days on market

Built 1925 7,601 sqft lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This is the home you’ve been waiting for! Featuring two spacious bedrooms, a comfortable living room, and a large 650 sq ft family room addition built in 1990, this home offers plenty of space to relax and entertain. You’ll love the generously sized bathroom, complete with a walk-in shower offering both comfort and accessibility. A 1-car garage in the back provides convenient parking or could serve as a perfect workshop. Step outside onto the expansive vinyl deck, with a ramp leading directly into the family room ideal for ease of entry. Recent updates include a brand-new roof (June 2025) and updated siding, along with a new furnace and AC in 2023, giving you peace of mind for years to come. Don’t miss out on this wonderful opportunity call your realtor today and make this home yours!

Key facts

• 7,601 sq ft lot
• Garage
• Built 1925

Property features AI

Finance

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

Exterior

• Parking: 1-car garage (approx. 14 x 24)
• Utilities: Community water; Public sewer; Electric service: Ameren
• Home design: Single family residence; One-story house; Living area reported as 1,410 (assessor)
• Construction: Vinyl siding; Shingle roof; House structure; Basement (partial, block)
• Exterior features: City lot with gentle slope; Back yard partially fenced with split rail and vinyl fencing; Ramp entry

Interior

• Kitchen: Electric cooktop; Wall oven; Refrigerator (appliances stay)
• Bedrooms: 2 bedrooms on the main level (one 12x10 with new carpet; one 17x10 with new carpet)
• Flooring: New carpet in bedrooms and living room
• Bathrooms: 1 full bathroom on the main level with large walk-in shower and walk-in closet
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement (partial, block); Ramp entry; French doors

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.0% vs local median 4.8% in Vandalia — 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 71/100 on livability (#348 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D, schools D-, amenities F.
• Vandalia CUSD 203 (town): math 17% / reading 25% proficiency, ranked #414 of 620 in IL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 44 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fayette County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $79k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1925 — 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 D-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. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,066
• Equity at exit: $14,895

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $16,312
• Equity at exit: $8,638

Cash invested: $27,972 (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 62471

• Active inventory: 44
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $222

Break-even live

Break-even rent $786

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $279	-5% $250	+0% $222	+5% $194	+10% $166
Rent	-10% $138	-5% $180	+0% $222	+5% $264	+10% $306
Rate	-1.0pp $272	-0.5pp $248	base $222	+0.5pp $196	+1.0pp $170

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-16
   listed $99,900 Active 1046-char remark
2. 2026-05-14
   historical $99,900 1046-char remark
3. 2025-08-18
   soldstatus $79,000
4. 2025-08-15
   soldstatus Closed 832-char remark

   Show marketing remark (832 chars)

   Welcome Home! This is the home you’ve been waiting for! Featuring two spacious bedrooms, a comfortable living room, and a large 650 sq ft family room addition built in 1990, this home offers plenty of space to relax and entertain. You’ll love the generously sized bathroom, complete with a walk-in shower offering both comfort and accessibility. A 1-car garage in the back provides convenient parking or could serve as a perfect workshop. Step outside onto the expansive vinyl deck, with a ramp leading directly into the family room ideal for ease of entry. Recent updates include a brand-new roof (June 2025) and updated siding, along with a new furnace and AC in 2023, giving you peace of mind for years to come. Don’t miss out on this wonderful opportunity call your realtor today and make this home yours!

5. 2025-08-11
   status Pending 832-char remark

   Show marketing remark (832 chars)

   Welcome Home! This is the home you’ve been waiting for! Featuring two spacious bedrooms, a comfortable living room, and a large 650 sq ft family room addition built in 1990, this home offers plenty of space to relax and entertain. You’ll love the generously sized bathroom, complete with a walk-in shower offering both comfort and accessibility. A 1-car garage in the back provides convenient parking or could serve as a perfect workshop. Step outside onto the expansive vinyl deck, with a ramp leading directly into the family room ideal for ease of entry. Recent updates include a brand-new roof (June 2025) and updated siding, along with a new furnace and AC in 2023, giving you peace of mind for years to come. Don’t miss out on this wonderful opportunity call your realtor today and make this home yours!

6. 2025-07-10
   historical Active Under Contract 832-char remark

   Show marketing remark (832 chars)

   Welcome Home! This is the home you’ve been waiting for! Featuring two spacious bedrooms, a comfortable living room, and a large 650 sq ft family room addition built in 1990, this home offers plenty of space to relax and entertain. You’ll love the generously sized bathroom, complete with a walk-in shower offering both comfort and accessibility. A 1-car garage in the back provides convenient parking or could serve as a perfect workshop. Step outside onto the expansive vinyl deck, with a ramp leading directly into the family room ideal for ease of entry. Recent updates include a brand-new roof (June 2025) and updated siding, along with a new furnace and AC in 2023, giving you peace of mind for years to come. Don’t miss out on this wonderful opportunity call your realtor today and make this home yours!

7. 2025-07-03
   listed $79,000 Active 832-char remark

   Show marketing remark (832 chars)

   Welcome Home! This is the home you’ve been waiting for! Featuring two spacious bedrooms, a comfortable living room, and a large 650 sq ft family room addition built in 1990, this home offers plenty of space to relax and entertain. You’ll love the generously sized bathroom, complete with a walk-in shower offering both comfort and accessibility. A 1-car garage in the back provides convenient parking or could serve as a perfect workshop. Step outside onto the expansive vinyl deck, with a ramp leading directly into the family room ideal for ease of entry. Recent updates include a brand-new roof (June 2025) and updated siding, along with a new furnace and AC in 2023, giving you peace of mind for years to come. Don’t miss out on this wonderful opportunity call your realtor today and make this home yours!

ⓘ 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: $667 · $56/mo
• Projected year-2 tax: $1,467 · $122/mo
• Expected delta: +$800/yr (+$67/mo · 120.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,809
• − Mortgage interest: −$5,596
• − Property taxes: −$667
• − Insurance: −$500
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,906
• Taxable income: $1,091
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,404/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: Vandalia CUSD 203
• NCES district ID: 1740140
• Math proficiency: 17% ▼ -4.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $45,995
• Composite: 18.33/100
• National rank: #8948
• State rank: #414 of 620 in IL

Livability — Vandalia

• Score: 71/100
• State rank: #348
• US rank: #7078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vandalia, IL
• City population: 10,309
• Population (ZIP): 10,309

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 21,667 people
• By 2030: 21,362 · -1.4%
• By 2040: 20,602 · -4.9%
• By 2050: 19,669 · -9.2%
• By 2075: 16,870 · -22.1%
• By 2100: 12,861 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 3%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+64.7) · D 17.0% · R 81.7% · Other 1.3%
• 2008→2024 swing: -48.9pp toward R · 2008: -15.8pp · 2024: -64.7pp
• All cycles: 2024: R+64.7 2020: R+61.8 2016: R+58.3 2012: R+34.6 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.05%
• Current HPI: 133.4945
• 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

+26.5% since first listed

7 events — show timeline

• 2026-05-16 Listed $99,900 MARIS as Distributed by MLS Grid
• 2026-05-14 Coming Soon — MARIS as Distributed by MLS Grid
• 2025-08-18 Sold (Public Records) $79,000 Public Records
• 2025-08-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-08-11 Pending — MARIS as Distributed by MLS Grid
• 2025-07-10 Contingent — MARIS as Distributed by MLS Grid
• 2025-07-03 Listed $79,000 MARIS as Distributed by MLS Grid

Property tax history

-1.8%/yr

Latest (2024): $667 · -9.1% YoY. Source: county tax records.