712 Condit St · Wood River, IL 62095

$99,900

4 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 33 Days on market

Built 1910 3,998 sqft lot Est $133k · 25% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this move in ready Wood River home. It offers 3 bedrooms, separate dining, large living room, main level laundry and a nice yard. New roof and gutters are being put on prior to closing. Enjoy your morning coffee on the covered porch. This one is priced to sell and won't last long! Make your appointment today.

Key facts

• Close to schools
• Shopping restaurants
• Partial basement

Tags

• ONE LEVEL
• PARTIAL BASEMENT
• CLOSE TO SCHOOLS
• PUBLIC TRANSPORTATION
• SHOPPING RESTAURANTS
• EASY COMMUTE

Property features AI

Finance

• Other: Owner-occupied tax status (2024)
• Financial info: Lease not considered (seller not accepting lease requests noted)

Exterior

• Parking: Off-street parking for 2 vehicles; Gravel parking area
• Utilities: Public water; Public sewer; Electricity (Ameren); Natural gas connected; Water connected; Sewer connected; Electricity connected
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Shingle roof; Partial basement
• Exterior features: Front porch; Level lot; Lot dimensions approximately 32 x 125

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room; Dining room; Main-level laundry; Partial basement; 8 total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 5.9% in Wood River — 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 75/100 on livability (#214 in IL, #4,027 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities C-, commute D+, employment D+.
• East Alton-Wood River Chsd 14 (suburban): math 10% / reading 20% proficiency, ranked #793 of 919 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Alton-Wood River High Sch (math 8% / reading 12%, grade F, #567 of 693 statewide, top 83%, 537 students, 0% FRL).
• Market conditions: 33 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 $691 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1910 — 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. 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: 1.50% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.96%
• DSCR: 2.02
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $133,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Condit St	0.00mi	3/1.0 (-1)	1,120 (0%)	0mo	$99,900	$89	95
726 Rice St	0.06mi	3/1.0 (-1)	984 (-12%)	2mo	$119,000	$121	70
98 Wood River Ave	0.36mi	3/1.0 (-1)	1,036 (-8%)	7mo	$129,900	$125	60
469 Tipton Ave	0.65mi	3/1.0 (-1)	1,142 (+2%)	3mo	$130,000	$114	59
225 Whitelaw Ave	0.59mi	3/1.0 (-1)	1,132 (+1%)	10mo	$40,000	$35	57
306 Kingshighway	0.53mi	3/1.5 (-1)	1,092 (-2%)	10mo	$87,900	$80	56
38 N Main St	0.71mi	3/1.0 (-1)	1,160 (+4%)	3mo	$77,500	$67	54
977 Whitelaw Ave	0.37mi	3/1.0 (-1)	1,288 (+15%)	9mo	$152,900	$119	45
350 Wilson Ave	0.52mi	3/2.0 (-1)	1,231 (+10%)	8mo	$210,000	$171	44
239 E Lorena Ave	0.68mi	3/1.0 (-1)	1,232 (+10%)	8mo	$56,900	$46	40
270 Victory Dr	0.71mi	3/2.0 (-1)	1,215 (+8%)	9mo	$172,900	$142	36
345 Illinois Ave	0.68mi	3/2.0 (-1)	1,280 (+14%)	6mo	$210,000	$164	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.64×
• Total profit: $17,898
• Equity at exit: $14,895

10-year hold

• IRR: 24.5%
• Equity multiple: 3.13×
• Total profit: $59,471
• 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 62095

• Home prices YoY: -22.9%
• Active inventory: 33
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $535

Break-even live

Break-even rent $823

Max offer price $99,900

Occupancy floor 59%

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Cardot St East Alton, IL	3.0	1.0	937	$1,200	$1.28	21d	1	1.27mi
1400 Brushey Grove Ave Wood River, IL	4.0	1.5	1050	$1,600	$1.52	1d	1	1.47mi

Listing history 14 events

1. 2026-05-04
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-04-14
   price $99,900
4. 2026-04-01
   listed $110,000 Active
5. 2023-01-20
   soldstatus Closed 330-char remark

   Show marketing remark (330 chars)

   Come take a look at this move in ready Wood River home. It offers 3 bedrooms, separate dining, large living room, main level laundry and a nice yard. New roof and gutters are being put on prior to closing. Enjoy your morning coffee on the covered porch. This one is priced to sell and won't last long! Make your appointment today.

6. 2023-01-20
   soldstatus $71,000

   Show marketing remark (330 chars)

   Come take a look at this move in ready Wood River home. It offers 3 bedrooms, separate dining, large living room, main level laundry and a nice yard. New roof and gutters are being put on prior to closing. Enjoy your morning coffee on the covered porch. This one is priced to sell and won't last long! Make your appointment today.

7. 2023-01-09
   status Pending 330-char remark

   Show marketing remark (330 chars)

   Come take a look at this move in ready Wood River home. It offers 3 bedrooms, separate dining, large living room, main level laundry and a nice yard. New roof and gutters are being put on prior to closing. Enjoy your morning coffee on the covered porch. This one is priced to sell and won't last long! Make your appointment today.

8. 2022-12-13
   historical Active Under Contract 330-char remark

   Show marketing remark (330 chars)

   Come take a look at this move in ready Wood River home. It offers 3 bedrooms, separate dining, large living room, main level laundry and a nice yard. New roof and gutters are being put on prior to closing. Enjoy your morning coffee on the covered porch. This one is priced to sell and won't last long! Make your appointment today.

9. 2022-11-19
   price $69,900 330-char remark

   Show marketing remark (330 chars)

   Come take a look at this move in ready Wood River home. It offers 3 bedrooms, separate dining, large living room, main level laundry and a nice yard. New roof and gutters are being put on prior to closing. Enjoy your morning coffee on the covered porch. This one is priced to sell and won't last long! Make your appointment today.

10. 2022-11-10
    status Active 330-char remark

    Show marketing remark (330 chars)

    Come take a look at this move in ready Wood River home. It offers 3 bedrooms, separate dining, large living room, main level laundry and a nice yard. New roof and gutters are being put on prior to closing. Enjoy your morning coffee on the covered porch. This one is priced to sell and won't last long! Make your appointment today.

11. 2022-11-02
    historical 330-char remark

    Show marketing remark (330 chars)

    Come take a look at this move in ready Wood River home. It offers 3 bedrooms, separate dining, large living room, main level laundry and a nice yard. New roof and gutters are being put on prior to closing. Enjoy your morning coffee on the covered porch. This one is priced to sell and won't last long! Make your appointment today.

12. 2022-10-18
    price $79,900 330-char remark

    Show marketing remark (330 chars)

    Come take a look at this move in ready Wood River home. It offers 3 bedrooms, separate dining, large living room, main level laundry and a nice yard. New roof and gutters are being put on prior to closing. Enjoy your morning coffee on the covered porch. This one is priced to sell and won't last long! Make your appointment today.

13. 2022-10-18
    listed $74,900 Active 330-char remark

    Show marketing remark (330 chars)

    Come take a look at this move in ready Wood River home. It offers 3 bedrooms, separate dining, large living room, main level laundry and a nice yard. New roof and gutters are being put on prior to closing. Enjoy your morning coffee on the covered porch. This one is priced to sell and won't last long! Make your appointment today.

14. 1994-10-11
    soldstatus $12,500

ⓘ 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: $1,015 · $85/mo
• Projected year-2 tax: $1,641 · $137/mo
• Expected delta: +$626/yr (+$52/mo · 61.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 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: $18,005
• − Mortgage interest: −$5,596
• − Property taxes: −$1,015
• − Insurance: −$500
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,906
• Taxable income: $5,107
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $5,197/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: East Alton-Wood River Chsd 14
• NCES district ID: 1712990
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $35,977
• Composite: 15.86/100
• National rank: #14315
• State rank: #793 of 919 in IL

Livability — Wood River

• Score: 75/100
• State rank: #214
• US rank: #4027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wood River, IL
• County: Madison County · 189,064 people
• City population: 10,726
• Metro: St. Louis, MO-IL
• Population (ZIP): 10,726
• Household income: $65,013
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 383.0

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 (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -64.69%
• Current HPI: 217.1264
• Rent YoY: —
• 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

+699.2% since first listed

14 events — show timeline

• 2026-05-04 Pending — MARIS as Distributed by MLS Grid
• 2026-04-20 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-14 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2026-04-01 Listed $110,000 MARIS as Distributed by MLS Grid
• 2023-01-20 Sold (Public Records) $71,000 Public Records
• 2023-01-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-01-09 Pending — MARIS as Distributed by MLS Grid
• 2022-12-13 Contingent — MARIS as Distributed by MLS Grid
• 2022-11-19 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2022-11-10 Relisted — MARIS as Distributed by MLS Grid
• 2022-11-02 Delisted — MARIS as Distributed by MLS Grid
• 2022-10-18 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2022-10-18 Listed $74,900 MARIS as Distributed by MLS Grid
• 1994-10-11 Sold (Public Records) $12,500 Public Records

Property tax history

-1.0%/yr

Latest (2024): $1,015 · -29.7% YoY. Source: county tax records.