117 Bonita St · Wood River, IL 62095

$85,500

3 bd · 1.0 ba · 1,756 sqft · SingleFamily public records · 41 Days on market

Built 1958 0.50 ac lot $49/sqft · 43% below area Est $149k · 43% 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 +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover a timeless single-family residence at 117 Bonita St, built in 1958. This property offers a unique opportunity to embrace a lifestyle of comfort and convenience in a charming setting. This inviting home provides a canvas for creating your ideal living space. Explore the possibilities and envision your future in this spacious Wood River home in Roxana school district. Property is being sold AS-IS, seller will not provide for inspections including occupancy. Buyer to verify all MLS data but not limited square footage, schools, taxes, exemptions, and features.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1958

Property features AI

Exterior

• Parking: Detached/attached garage (faces front) with gravel approach; 2-car garage (approximately 20 x 20)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available; Electricity available; Natural gas available
• Home design: Single-family residence; One level; Private ownership; Property marked as fixer
• Construction: Vinyl siding; Shallow crawl space foundation; House structure; Built year and source listed in public records
• Exterior features: Patio; Shed(s); Back yard and front yard; Irregular lot shape; Asphalt road frontage on a city street; French doors; Storm doors

Interior

• Kitchen: Free-standing gas range; Refrigerator
• Bedrooms: Three bedrooms — all on the main level (sizes approx. 13.5 x 13.5; 13.75 x 13.5; 11.75 x 11.5)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level (approx. 9.25 x 8.25)
• Heating & cooling: Forced air heating (natural gas); Multiple cooling units
• Interior features: Free-standing gas range; Refrigerator; Carpet flooring; Vinyl flooring; Crawl space basement
• Laundry & utility: Crawl space (utility access)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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+.
• Roxana CUSD 1 (suburban): math 18% / reading 19% proficiency, ranked #440 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Roxana Sr High School (math 12% / reading 12%, grade F, #511 of 693 statewide, top 75%, 515 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 33 active listings in the ZIP; 1 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 $591 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — 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 $82,935 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.73% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.20%
• DSCR: 2.21
• GRM: 4.8

CMA / ARV

• ARV (median comp): $148,740
• List price: $85,500
• Delta: -42.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1808 Harrison Ave	0.28mi	3/1.5	1,690 (-4%)	9mo	$135,000	$80	71
1710 Harrison Ave	0.29mi	3/2.0	1,800 (+2%)	12mo	$199,900	$111	68
109 N 13th St	0.33mi	3/1.5	1,596 (-9%)	11mo	$135,000	$85	59
340 10th St	0.67mi	3/1.0	1,684 (-4%)	4mo	$150,000	$89	59
1206 Lewis Ave	0.44mi	2/1.5 (-1)	1,580 (-10%)	8mo	$155,000	$98	49
750 E Ferguson Ave	0.71mi	3/2.0	1,691 (-4%)	9mo	$199,900	$118	49
237 S 9th St	0.63mi	4/2.0 (+1)	1,808 (+3%)	12mo	$179,900	$100	47
616 12th St	0.73mi	3/1.5	1,876 (+7%)	10mo	$169,900	$91	45
810 Halloran Ave	0.74mi	2/1.0 (-1)	1,524 (-13%)	2mo	$93,000	$61	37
835 Lewis Ave	0.69mi	4/2.0 (+1)	1,890 (+8%)	13mo	$50,000	$26	35
1006 Esther Ave	0.61mi	2/2.0 (-1)	1,505 (-14%)	5mo	$77,000	$51	34
204 S Central Ave	0.52mi	2/2.0 (-1)	1,504 (-14%)	11mo	$145,000	$96	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 1.69×
• Total profit: $16,563
• Equity at exit: $12,748

10-year hold

• IRR: 25.7%
• Equity multiple: 3.25×
• Total profit: $53,822
• Equity at exit: $7,392

Cash invested: $23,940 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,477 medium
• Mortgage (P&I): −$448
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$36
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $476

Break-even live

Break-even rent $874

Max offer price $85,500

Occupancy floor 63%

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 E Acton Ave Wood River, IL	4.0	2.0	1560	$1,750	$1.12	43d	1	1.29mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $85,500 Pending 41 DOM
2. 2026-06-09
   days on market $85,500 Active 38 DOM
3. 2026-06-08
   days on market $85,500 Active 37 DOM
4. 2026-06-07
   days on market $85,500 Active 36 DOM
5. 2026-06-05
   days on market $85,500 Active 33 DOM
6. 2026-06-03
   days on market $85,500 Active 32 DOM
7. 2026-06-02
   days on market $85,500 Active 31 DOM
8. 2026-06-01
   days on market $85,500 Active 30 DOM
9. 2026-05-31
   days on market $85,500 Active 29 DOM
10. 2026-05-02
    listed $85,500 Active 571-char remark

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,811 · $151/mo
• Expected delta: +$130/yr (+$11/mo · 7.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $17,724
• − Mortgage interest: −$4,789
• − Property taxes: −$1,681
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$2,487
• Taxable income: $4,705
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $4,586/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: Roxana CUSD 1
• NCES district ID: 1735010
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $50,661
• Composite: 16.73/100
• National rank: #9164
• State rank: #440 of 620 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

2 events — show timeline

• 2026-06-12 Pending — MARIS as Distributed by MLS Grid
• 2026-05-02 Listed $85,500 MARIS as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2024): $1,681 · +8.5% YoY. Source: county tax records.