804 Oran St · Collinsville, IL 62234

$119,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 86 Days on market

Built 1964 0.29 ac lot $83/sqft · 51% below area ↓ 8% since listing

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 804 Oran in the heart of Collinsville! This well-located home offers a functional layout with all main living spaces conveniently situated on one level. The front door opens into a comfortable living room that flows into the dining room and kitchen, creating an easy space for everyday living and entertaining. A cozy den provides additional flex space for a home office, playroom, or second living area. Three bedrooms and one full bathroom are all located on the main floor for added convenience. The full basement offers excellent storage potential and includes access to the one-car attached garage, providing interior entry and added practicality. Step outside to enjoy the backyard patio—perfect for relaxing or hosting gatherings. Located near local parks, shopping, and dining, this home offers quick access to schools and major roadways, making commuting simple. Residents of Collinsville enjoy community amenities such as the world-famous World's Largest Catsup Bottle, nearby Gateway Convention Center, and easy access to Busch Stadium, Downtown St. Louis, and the greater St. Louis metro area. Schedule your showing today and see the potential this Collinsville home has to offer! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

Key facts

• Main living spaces
• Cozy den
• Backyard patio

Tags

• FUNCTIONAL LAYOUT
• MAIN LIVING SPACES
• COZY DEN
• FULL BASEMENT
• BACKYARD PATIO
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.0% in Collinsville — 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 67/100 on livability (#491 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D-, amenities F, commute F.
• Collinsville CUSD 10 (suburban): math 14% / reading 20% proficiency, ranked #465 of 620 in IL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.1%/yr); 83 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $829 of loan paydown is wiped out by about $4k 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 86 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.21% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 6.9

CMA / ARV

• ARV (median comp): $242,268
• List price: $119,900
• Delta: -50.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Saint Joseph Dr	0.33mi	3/1.0	1,308 (-9%)	4mo	$175,900	$134	66
2308 Adams Ave	0.32mi	3/1.0	1,410 (-2%)	20mo	$219,900	$156	65
110 Linda Dr	0.71mi	3/1.5	1,441 (+0%)	2mo	$215,000	$149	63
410 Oran St	0.45mi	4/1.0 (+1)	1,386 (-4%)	11mo	$265,500	$192	59
30 Saint Rose Dr	0.45mi	4/1.5 (+1)	1,606 (+12%)	2mo	$240,000	$149	51
2610 Vandalia St	0.56mi	3/2.0	1,426 (-1%)	23mo	$319,000	$224	49
302 Pine Lake Rd	0.75mi	3/2.0	1,436 (-0%)	21mo	$120,000	$84	43
5 Saint Charles Drive Dr	0.53mi	3/1.5	1,282 (-11%)	15mo	$170,000	$133	42
2108 Vandalia St	0.55mi	3/1.0	1,592 (+11%)	21mo	$129,900	$82	40
101 E Country Ln	0.64mi	2/2.0 (-1)	1,369 (-5%)	17mo	$259,900	$190	39

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 · 3.1% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,878
• Equity at exit: $17,877

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $19,384
• Equity at exit: $10,367

Cash invested: $33,572 (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 62234

• Home prices YoY: -17.1%
• Rents YoY: 3.1%
• Active inventory: 83
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$211 /mo · $2,534/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $257

Break-even live

Break-even rent $1,126

Max offer price $119,900

Occupancy floor 77%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 California Ave Collinsville, IL	3.0	1.0	1200	$1,300	$1.08	16d	1	1.07mi
1302 Eileen St Collinsville, IL	3.0	2.0	1700	$1,650	$0.97	43d	1	1.08mi
114 Greenfield Dr Collinsville, IL	2.0	1.0	900	$1,250	$1.39	43d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $119,900 Active 86 DOM
2. 2026-06-17
   days on market $119,900 Active 85 DOM
3. 2026-06-16
   days on market $119,900 Active 84 DOM
4. 2026-06-15
   days on market $119,900 Active 83 DOM
5. 2026-06-13
   days on market $119,900 Active 81 DOM
6. 2026-06-13
   days on market $119,900 Active 80 DOM
7. 2026-06-09
   days on market $119,900 Active 77 DOM
8. 2026-06-08
   days on market $119,900 Active 76 DOM
9. 2026-06-07
   days on market $119,900 Active 75 DOM
10. 2026-06-05
    days on market $119,900 Active 72 DOM
11. 2026-06-03
    days on market $119,900 Active 71 DOM
12. 2026-06-02
    days on market $119,900 Active 70 DOM
13. 2026-05-11
    status Active 1346-char remark

    Show marketing remark (1346 chars)

    Welcome to 804 Oran in the heart of Collinsville! This well-located home offers a functional layout with all main living spaces conveniently situated on one level. The front door opens into a comfortable living room that flows into the dining room and kitchen, creating an easy space for everyday living and entertaining. A cozy den provides additional flex space for a home office, playroom, or second living area. Three bedrooms and one full bathroom are all located on the main floor for added convenience. The full basement offers excellent storage potential and includes access to the one-car attached garage, providing interior entry and added practicality. Step outside to enjoy the backyard patio—perfect for relaxing or hosting gatherings. Located near local parks, shopping, and dining, this home offers quick access to schools and major roadways, making commuting simple. Residents of Collinsville enjoy community amenities such as the world-famous World's Largest Catsup Bottle, nearby Gateway Convention Center, and easy access to Busch Stadium, Downtown St. Louis, and the greater St. Louis metro area. Schedule your showing today and see the potential this Collinsville home has to offer! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

14. 2026-04-28
    status Pending 1346-char remark

    Show marketing remark (1346 chars)

    Welcome to 804 Oran in the heart of Collinsville! This well-located home offers a functional layout with all main living spaces conveniently situated on one level. The front door opens into a comfortable living room that flows into the dining room and kitchen, creating an easy space for everyday living and entertaining. A cozy den provides additional flex space for a home office, playroom, or second living area. Three bedrooms and one full bathroom are all located on the main floor for added convenience. The full basement offers excellent storage potential and includes access to the one-car attached garage, providing interior entry and added practicality. Step outside to enjoy the backyard patio—perfect for relaxing or hosting gatherings. Located near local parks, shopping, and dining, this home offers quick access to schools and major roadways, making commuting simple. Residents of Collinsville enjoy community amenities such as the world-famous World's Largest Catsup Bottle, nearby Gateway Convention Center, and easy access to Busch Stadium, Downtown St. Louis, and the greater St. Louis metro area. Schedule your showing today and see the potential this Collinsville home has to offer! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

15. 2026-04-06
    price $119,900 1346-char remark

    Show marketing remark (1346 chars)

    Welcome to 804 Oran in the heart of Collinsville! This well-located home offers a functional layout with all main living spaces conveniently situated on one level. The front door opens into a comfortable living room that flows into the dining room and kitchen, creating an easy space for everyday living and entertaining. A cozy den provides additional flex space for a home office, playroom, or second living area. Three bedrooms and one full bathroom are all located on the main floor for added convenience. The full basement offers excellent storage potential and includes access to the one-car attached garage, providing interior entry and added practicality. Step outside to enjoy the backyard patio—perfect for relaxing or hosting gatherings. Located near local parks, shopping, and dining, this home offers quick access to schools and major roadways, making commuting simple. Residents of Collinsville enjoy community amenities such as the world-famous World's Largest Catsup Bottle, nearby Gateway Convention Center, and easy access to Busch Stadium, Downtown St. Louis, and the greater St. Louis metro area. Schedule your showing today and see the potential this Collinsville home has to offer! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

16. 2026-03-05
    listed $129,900 Active 1346-char remark

    Show marketing remark (1346 chars)

    Welcome to 804 Oran in the heart of Collinsville! This well-located home offers a functional layout with all main living spaces conveniently situated on one level. The front door opens into a comfortable living room that flows into the dining room and kitchen, creating an easy space for everyday living and entertaining. A cozy den provides additional flex space for a home office, playroom, or second living area. Three bedrooms and one full bathroom are all located on the main floor for added convenience. The full basement offers excellent storage potential and includes access to the one-car attached garage, providing interior entry and added practicality. Step outside to enjoy the backyard patio—perfect for relaxing or hosting gatherings. Located near local parks, shopping, and dining, this home offers quick access to schools and major roadways, making commuting simple. Residents of Collinsville enjoy community amenities such as the world-famous World's Largest Catsup Bottle, nearby Gateway Convention Center, and easy access to Busch Stadium, Downtown St. Louis, and the greater St. Louis metro area. Schedule your showing today and see the potential this Collinsville home has to offer! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

ⓘ 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: $2,534 · $211/mo
• Projected year-2 tax: $2,628 · $219/mo
• Expected delta: +$94/yr (+$8/mo · 3.7%)

ⓘ 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 ≥107°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,416
• − Mortgage interest: −$6,716
• − Property taxes: −$2,534
• − Insurance: −$600
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$3,488
• Taxable income: $1,291
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $2,770/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: Collinsville CUSD 10
• NCES district ID: 1710650
• Math proficiency: 14% ▼ -9.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $52,504
• Composite: 15.65/100
• National rank: #9288
• State rank: #465 of 620 in IL

Livability — Collinsville

• Score: 67/100
• State rank: #491
• US rank: #10221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 189,064 people
• City population: 31,648
• Metro: St. Louis, MO-IL
• Population (ZIP): 31,648
• Household income: $69,607
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 801.0

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 (73%)
• Race & ethnicity: White 73% Black 13% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -46.21%
• Current HPI: 223.6438
• Rent YoY: ▲ 3.10%
• 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

-7.7% since first listed

4 events — show timeline

• 2026-05-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-28 Pending — MARIS as Distributed by MLS Grid
• 2026-04-06 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2026-03-05 Listed $129,900 MARIS as Distributed by MLS Grid

Property tax history

+11.7%/yr

Latest (2024): $2,534 · +389.1% YoY. Source: county tax records.