605 S Edwardsville Rd · Worden, IL 62097

$95,000

2 bd · 2.0 ba · 1,875 sqft · SingleFamily public records · 17 Days on market

Built 1912 1.70 ac lot Est $159k · 40% 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 +15.2/30.0
• ARV discount +15.0/15.0
• Appreciation +7.9/10.0
• 1% rule +6.0/10.0
• DSCR +4.7/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOTIVATED SELLER!! Picture yourself in this recently updated farm house on 1.7 Acres. This property offers 4 bedrooms, 2 baths, partially fenced, mature trees, covered patio and a 600 sq. ft. detached garage, round out this farmhouse in Edwardsville schools. Easy access to interstate and surrounding areas is also a plus. Property being sold "As Is". Seller to make no repairs at this price. Before making an offer on any property, buyer should independently verify all MLS data, which is derived from various sources and not warranted as accurate.

Key facts

• Covered front porch
• Backyard patio
• Private 3/4 bath

Tags

• DEDICATED DINING ROOM
• PRIVATE 3/4 BATH
• FULL HALL BATHROOM
• REAR LAUNDRY MUDROOM
• COVERED FRONT PORCH
• BACKYARD PATIO

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Natural gas connected
• Home design: Single-family residential; One and one-half stories
• Construction: Built using other construction materials
• Exterior features: Back yard; Lot approximately 1.7 acres

Interior

• Bedrooms: 4 bedrooms total; 1 bedroom on the main level; 3 bedrooms on the upper level
• Bathrooms: 2 full bathrooms (both on the main/upper levels)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crawl space basement; One and one-half level layout; 10 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $33 ($398/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#612 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Edwardsville CUSD 7 (suburban): math 39% / reading 36% proficiency, ranked #142 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Edwardsville High School (math 40% / reading 45%, grade F, #73 of 693 statewide, top 11%, 2,354 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP; 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($657 loan paydown + $5k appreciation (5.8% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 3.3% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $159,375
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 S Edwardsville Rd	0.06mi	2/1.0	1,862 (-1%)	8mo	$157,500	$85	85

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 2.07×
• Total profit: $28,422
• Equity at exit: $58,421

10-year hold

• IRR: 16.2%
• Equity multiple: 4.10×
• Total profit: $82,487
• Equity at exit: $104,840

Cash invested: $26,600 (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 62097

• Home prices YoY: 1.9%
• Active inventory: 16
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$258 /mo · $3,094/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $33

Break-even live

Break-even rent $1,007

Max offer price $95,000

Occupancy floor 92%

Sensitivity live

Price	-10% $87	-5% $60	+0% $33	+5% $6	+10% $-21
Rent	-10% $-50	-5% $-8	+0% $33	+5% $75	+10% $116
Rate	-1.0pp $81	-0.5pp $57	base $33	+0.5pp $9	+1.0pp $-16

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $95,000 Active 17 DOM
2. 2026-06-17
   days on market $95,000 Active 16 DOM
3. 2026-06-16
   days on market $95,000 Active 15 DOM
4. 2026-06-15
   days on market $95,000 Active 14 DOM
5. 2026-06-13
   days on market $95,000 Active 12 DOM
6. 2026-06-09
   days on market $95,000 Active 8 DOM
7. 2026-06-08
   days on market $95,000 Active 7 DOM
8. 2026-06-07
   days on market $95,000 Active 6 DOM
9. 2026-06-05
   days on market $95,000 Active 3 DOM
10. 2026-06-03
    days on market $95,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $95,000 Active 1 DOM

ⓘ 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: $3,094 · $258/mo
• Projected year-2 tax: $3,094 · $258/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,589
• − Mortgage interest: −$5,321
• − Property taxes: −$3,094
• − Insurance: −$475
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,764
• Taxable loss: −$1,079
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $657/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: Edwardsville CUSD 7
• NCES district ID: 1713530
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 36% ▼ -17.00%
• Median HH income: $72,131
• Composite: 34.56/100
• National rank: #5169
• State rank: #142 of 620 in IL

Livability — Worden

• Score: 65/100
• State rank: #612
• US rank: #12601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worden, IL
• Population (ZIP): 2,627

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 (97%)
• Race & ethnicity: White 97% Asian 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Romanian 2%
• Foreign-born: 3%
• Languages at home: 97% English-only · Other Indo-European 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: ▲ 5.78%
• Current HPI: 317.7762
• 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

+33.8% since first listed

11 events — show timeline

• 2026-06-01 Listed $95,000 MARIS as Distributed by MLS Grid
• 2016-09-28 Sold (Public Records) $100,000 Public Records
• 2016-09-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-07-12 Pending — MARIS as Distributed by MLS Grid
• 2016-07-01 Relisted — MARIS as Distributed by MLS Grid
• 2016-07-01 Delisted — MARIS as Distributed by MLS Grid
• 2016-05-31 Price Changed $99,950 MARIS as Distributed by MLS Grid
• 2016-05-04 Listed $120,000 MARIS as Distributed by MLS Grid
• 2001-09-20 Sold (Public Records) $120,000 Public Records
• 1997-12-23 Sold (Public Records) $72,000 Public Records
• 1996-11-27 Sold (Public Records) $71,000 Public Records

Property tax history

+0.2%/yr

Latest (2024): $3,094 · +5.0% YoY. Source: county tax records.