2200 Glen Dr · Granite City, IL 62040

$115,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 3 Days on market

Built 1958 7,200 sqft lot Est $106k · 9% over

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Why this score? — see what drove the D+ 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 +23.2/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• ARV discount +3.6/15.0
• 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

This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. Auction starts 3/9/2025. The sale will be subject to a 5% buyers premium pursuant to the Auction Terms and Conditions (minimum may apply). All auction bids will be processed subject to seller approval. "The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold as is.

Key facts

• New kitchen
• New siding
• Stainless appliances

Tags

• NEW KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• STAINLESS APPLIANCES
• EAT-IN KITCHEN
• NEW WINDOWS
• NEW SIDING

Property features AI

Finance

• Financial info: Annual property tax reported for 2024

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Partial fencing; Corner lot

Interior

• Kitchen: Kitchen includes laundry area
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: One full bathroom (main level)
• Interior features: Central air conditioning; Forced air heating
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.5% vs local median 7.0% in Granite City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime F, amenities F, commute 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.
• Zoned schools: Granite City High School (math 10% / reading 12%, grade F, #522 of 693 statewide, top 76%, 1,805 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.7%/yr); 194 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $795 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $38k; list at $115k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $115,000

Questions for the listing agent

1. Built in 1958 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $105,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2428 Sunbury Ave	0.27mi	3/1.0	864 (+3%)	1mo	$74,900	$87	82
1917 Joy Ave	0.39mi	3/1.0	875 (+4%)	1mo	$118,900	$136	74
2824 Birch Ave	0.19mi	3/1.0	944 (+12%)	0mo	$105,000	$111	70
1904 Joy Ave	0.40mi	2/1.0 (-1)	875 (+4%)	0mo	$79,900	$91	69
2829 Dale Ave	0.23mi	3/1.0	944 (+12%)	2mo	$129,900	$138	67
2823 Marshall Ave	0.54mi	3/1.0	888 (+6%)	3mo	$49,900	$56	63
3017 Ramona Dr	0.43mi	2/1.0 (-1)	780 (-7%)	3mo	$150,000	$192	61
2004 Elm Ave	0.39mi	3/1.0	944 (+12%)	2mo	$124,900	$132	60
10 Watertown Cir	0.50mi	3/1.0	928 (+10%)	0mo	$109,000	$117	59
2914 Pershing Blvd	0.64mi	3/1.0	912 (+9%)	4mo	$114,900	$126	52
3149 Myrtle Ave	0.68mi	3/1.0	960 (+14%)	3mo	$135,000	$141	42
2748 Myrtle Ave	0.67mi	2/1.0 (-1)	744 (-11%)	3mo	$70,000	$94	42

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-7,048
• Equity at exit: $17,147

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $4,308
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$140 /mo · $1,679/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $208

Break-even live

Break-even rent $1,001

Max offer price $115,000

Occupancy floor 79%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1.24mi
303 Wilson Park Ln Granite City, IL	3.0	1.0	900	$1,200	$1.33	7d	1	1.34mi
4404 Wabash Ave Granite City, IL	2.0	1.0	864	$1,025	$1.19	3d	1	1.38mi

Listing history 18 events

1. 2026-06-10
   status $115,000 Pending 3 DOM
2. 2026-06-09
   days on market $115,000 Active 3 DOM
3. 2026-06-08
   days on market $115,000 Active 2 DOM
4. 2026-06-07
   days on marketlisting id $115,000 Active 1 DOM
5. 2026-06-03
   days on market $115,000 Active 14 DOM
6. 2026-06-02
   pricedays on market $115,000 Active 13 DOM
7. 2026-06-01
   days on market $122,500 Active 12 DOM
8. 2026-05-31
   days on market $122,500 Active 11 DOM
9. 2026-05-20
   listed $125,000 Active
10. 2026-03-12
    price $117,500
11. 2026-03-05
    price $122,500
12. 2026-02-21
    listed $130,000 Active
13. 2025-04-16
    soldstatus Closed 604-char remark

    Show marketing remark (604 chars)

    This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. Auction starts 3/9/2025. The sale will be subject to a 5% buyers premium pursuant to the Auction Terms and Conditions (minimum may apply). All auction bids will be processed subject to seller approval. "The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold as is.

14. 2025-03-20
    status Pending 604-char remark

    Show marketing remark (604 chars)

    This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. Auction starts 3/9/2025. The sale will be subject to a 5% buyers premium pursuant to the Auction Terms and Conditions (minimum may apply). All auction bids will be processed subject to seller approval. "The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold as is.

15. 2025-03-20
    price $49,401 604-char remark

    Show marketing remark (604 chars)

    This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. Auction starts 3/9/2025. The sale will be subject to a 5% buyers premium pursuant to the Auction Terms and Conditions (minimum may apply). All auction bids will be processed subject to seller approval. "The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold as is.

16. 2025-02-27
    listed $1 Active 604-char remark

    Show marketing remark (604 chars)

    This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. Auction starts 3/9/2025. The sale will be subject to a 5% buyers premium pursuant to the Auction Terms and Conditions (minimum may apply). All auction bids will be processed subject to seller approval. "The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold as is.

17. 1999-06-07
    soldstatus $37,500
18. 1995-12-27
    soldstatus $30,000

ⓘ 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: $1,679 · $140/mo
• Projected year-2 tax: $2,145 · $179/mo
• Expected delta: +$466/yr (+$39/mo · 27.8%)

ⓘ 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: $15,171
• − Mortgage interest: −$6,442
• − Property taxes: −$1,679
• − Insurance: −$575
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$3,345
• Taxable income: $703
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $2,326/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

+316.7% since first listed

10 events — show timeline

• 2026-05-20 Listed $125,000 MARIS as Distributed by MLS Grid
• 2026-03-12 Price Changed $117,500 MARIS as Distributed by MLS Grid
• 2026-03-05 Price Changed $122,500 MARIS as Distributed by MLS Grid
• 2026-02-21 Listed $130,000 MARIS as Distributed by MLS Grid
• 2025-04-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-03-20 Pending — MARIS as Distributed by MLS Grid
• 2025-03-20 Price Changed $49,401 MARIS as Distributed by MLS Grid
• 2025-02-27 Listed $1 MARIS as Distributed by MLS Grid
• 1999-06-07 Sold (Public Records) $37,500 Public Records
• 1995-12-27 Sold (Public Records) $30,000 Public Records

Property tax history

+9.1%/yr

Latest (2024): $1,679 · +5.2% YoY. Source: county tax records.