888 W Country Ln · Collinsville, IL 62234

$130,000

4 bd · 3.0 ba · 2,044 sqft · SingleFamily · 18 Days on market

Built 1997 0.68 ac lot Est $253k · 49% under

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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 +21.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.2/10.0
• DSCR +6.7/10.0
• 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

VACATION AT HOME IN THIS GORGEOUS SECLUDED RANCH STYLE HOME ON .68 ACRE COMPLETE WITH IN-GROUND POOL! WALK IN TO THE VAULTED LIVING ROOM, THEN TAKE A LOOK AT THE KITCHEN THAT WAS UPDATED IN 2013 WITH TILE BACKSPLASH & NEW COUNTER-TOPS. FRESH PAINT IN WARM COLORS THROUGH MOST OF HOME! LOWER LEVEL HAS COMPLETELY FINISHED WALKOUT BASEMENT WITH BONUS ROOM BEING USED AS 2ND MASTER SUITE(HAS WALK IN CLOSET), RECREATION ROOM, FAMILY ROOM, 4TH BEDROOM, AND FULL BATHROOM WITH JACUZZI TUB. WALK OUT TO YOUR DREAM BACKYARD WITH 16 X 32 INGROUND POOL AND SLIDE. AMPLE CONCRETE SPACE FOR POOLSIDE PARTIES! LARGE YARD IS FULLY FENCED WITH PLENTY OF ROOM BEYOND THE POOL. 1 YEAR HOME WARRANTY PROVIDED TO NEW BUYERS! 50 GALLON WATER HEATER JUST ADDED! MAKE YOUR APPOINTMENT TO VIEW THIS ONE TODAY!

Key facts

• Large den
• Walk-in closet
• Ranch-style home

Tags

• RANCH-STYLE HOME
• FUNCTIONAL LAYOUT
• WALK-IN CLOSET
• PRIVATE FULL BATHROOM
• FULLY FINISHED BASEMENT
• LARGE DEN

Property features AI

Finance

• Other: Property owned by government (ownership type); Above-grade finished area recorded as 1,244; Below-grade finished area recorded as 800; Total living area recorded as 2,044; Lot approximately 0.68 acres (dimensions ~122.26 x 234.80)
• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Attached 2-car garage (approx. 22 x 21)
• Utilities: Public water; Septic sewer; Natural gas available; Electric service (other)
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Covered front porch; Patio; Back yard; In-ground pool

Interior

• Bedrooms: 4 bedrooms total (3 on the main level, 1 on the lower level)
• Bathrooms: 3 full bathrooms (2 on main level, 1 in lower level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished basement with a bathroom; Basement included
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Collinsville High School (math 16% / reading 21%, grade F, #427 of 693 statewide, top 62%, 1,978 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.1%/yr); 83 active listings in the ZIP; 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 $899 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 18 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.32% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $253,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Johann Dr	0.31mi	3/2.5 (-1)	2,129 (+4%)	19mo	$205,000	$96	56
15 Kyle Dr	0.17mi	3/2.5 (-1)	1,800 (-12%)	12mo	$315,000	$175	55
136 Kingsbury Ct	0.61mi	3/2.0 (-1)	2,002 (-2%)	6mo	$159,900	$80	54
1980 N Keebler Ave	0.30mi	4/2.0	1,860 (-9%)	20mo	$229,900	$124	50
4 Lexington Ct	0.63mi	3/2.0 (-1)	2,023 (-1%)	13mo	$204,900	$101	49
206 Chapel Dr	0.73mi	4/2.5	2,127 (+4%)	13mo	$269,000	$126	46
106 Bridle Ridge Rd	0.66mi	3/2.0 (-1)	2,193 (+7%)	2mo	$269,000	$123	46
2005 Golfview Dr	0.65mi	3/2.0 (-1)	1,878 (-8%)	4mo	$265,000	$141	44
37 Pat Dr	0.70mi	3/3.0 (-1)	1,960 (-4%)	17mo	$249,900	$128	41
1301 Lexington Dr	0.73mi	3/1.5 (-1)	2,090 (+2%)	14mo	$192,500	$92	39
410 Camelot Dr	0.55mi	4/2.5	2,272 (+11%)	20mo	$285,000	$125	37
2 Chapel Ct	0.73mi	3/1.5 (-1)	1,797 (-12%)	2mo	$208,000	$116	33

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-9,088
• Equity at exit: $19,383

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $8,532
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$435 /mo · $5,215/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $182

Break-even live

Break-even rent $1,482

Max offer price $130,000

Occupancy floor 84%

Sensitivity live

Price	-10% $256	-5% $219	+0% $182	+5% $146	+10% $109
Rent	-10% $47	-5% $115	+0% $182	+5% $250	+10% $318
Rate	-1.0pp $248	-0.5pp $215	base $182	+0.5pp $149	+1.0pp $114

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-18
   status Active
2. 2026-03-11
   status Pending
3. 2026-03-06
   historical Active Under Contract
4. 2026-03-02
   listed $130,000 Active
5. 2014-09-10
   soldstatus 791-char remark

   Show marketing remark (791 chars)

   VACATION AT HOME IN THIS GORGEOUS SECLUDED RANCH STYLE HOME ON .68 ACRE COMPLETE WITH IN-GROUND POOL! WALK IN TO THE VAULTED LIVING ROOM, THEN TAKE A LOOK AT THE KITCHEN THAT WAS UPDATED IN 2013 WITH TILE BACKSPLASH & NEW COUNTER-TOPS. FRESH PAINT IN WARM COLORS THROUGH MOST OF HOME! LOWER LEVEL HAS COMPLETELY FINISHED WALKOUT BASEMENT WITH BONUS ROOM BEING USED AS 2ND MASTER SUITE(HAS WALK IN CLOSET), RECREATION ROOM, FAMILY ROOM, 4TH BEDROOM, AND FULL BATHROOM WITH JACUZZI TUB. WALK OUT TO YOUR DREAM BACKYARD WITH 16 X 32 INGROUND POOL AND SLIDE. AMPLE CONCRETE SPACE FOR POOLSIDE PARTIES! LARGE YARD IS FULLY FENCED WITH PLENTY OF ROOM BEYOND THE POOL. 1 YEAR HOME WARRANTY PROVIDED TO NEW BUYERS! 50 GALLON WATER HEATER JUST ADDED! MAKE YOUR APPOINTMENT TO VIEW THIS ONE TODAY!

6. 2013-12-03
   listed $200,000 791-char remark

   Show marketing remark (791 chars)

   VACATION AT HOME IN THIS GORGEOUS SECLUDED RANCH STYLE HOME ON .68 ACRE COMPLETE WITH IN-GROUND POOL! WALK IN TO THE VAULTED LIVING ROOM, THEN TAKE A LOOK AT THE KITCHEN THAT WAS UPDATED IN 2013 WITH TILE BACKSPLASH & NEW COUNTER-TOPS. FRESH PAINT IN WARM COLORS THROUGH MOST OF HOME! LOWER LEVEL HAS COMPLETELY FINISHED WALKOUT BASEMENT WITH BONUS ROOM BEING USED AS 2ND MASTER SUITE(HAS WALK IN CLOSET), RECREATION ROOM, FAMILY ROOM, 4TH BEDROOM, AND FULL BATHROOM WITH JACUZZI TUB. WALK OUT TO YOUR DREAM BACKYARD WITH 16 X 32 INGROUND POOL AND SLIDE. AMPLE CONCRETE SPACE FOR POOLSIDE PARTIES! LARGE YARD IS FULLY FENCED WITH PLENTY OF ROOM BEYOND THE POOL. 1 YEAR HOME WARRANTY PROVIDED TO NEW BUYERS! 50 GALLON WATER HEATER JUST ADDED! MAKE YOUR APPOINTMENT TO VIEW THIS ONE TODAY!

7. 2006-10-10
   soldstatus $177,000
8. 2000-11-16
   soldstatus $115,000
9. 1998-03-25
   soldstatus $96,000
10. 1997-02-26
    soldstatus $70,000
11. 1989-07-31
    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: $5,215 · $435/mo
• Projected year-2 tax: $5,215 · $435/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 ≥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: $20,549
• − Mortgage interest: −$7,282
• − Property taxes: −$5,215
• − Insurance: −$650
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$3,782
• Taxable income: $332
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $2,108/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

+1200.0% since first listed

11 events — show timeline

• 2026-05-18 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-11 Pending — MARIS as Distributed by MLS Grid
• 2026-03-06 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-02 Listed $130,000 MARIS as Distributed by MLS Grid
• 2014-09-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-12-03 Listed $200,000 MARIS as Distributed by MLS Grid
• 2006-10-10 Sold (Public Records) $177,000 Public Records
• 2000-11-16 Sold (Public Records) $115,000 Public Records
• 1998-03-25 Sold (Public Records) $96,000 Public Records
• 1997-02-26 Sold (Public Records) $70,000 Public Records
• 1989-07-31 Sold (Public Records) $10,000 Public Records

Property tax history

+3.2%/yr

Latest (2024): $5,215 · +4.6% YoY. Source: county tax records.