274 Victory Dr · East Alton, IL 62024

$95,000

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 51 Days on market

Built 1945 9,008 sqft lot Est $95k · at est.

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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 +21.1/30.0
• ARV discount +7.3/15.0
• DSCR +6.7/10.0
• 1% rule +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into a home that feels brand new from the moment you walk in. Everything has been thoughtfully updated, offering a fresh, modern feel throughout. Enjoy peace of mind with a new HVAC system, new water heater, and updated plumbing, along with a roof that’s only about five years old. This charming 3-bedroom, 1-bath home features a beautifully renovated kitchen complete with sleek stainless steel appliances, as well as a fully updated bathroom with stylish finishes. Every detail has been refreshed to create a clean, inviting space that’s move-in ready. A perfect blend of comfort, style, and major upgrades—this home is ready for you to make it your own.

Key facts

• New water heater
• Renovated kitchen
• New hvac system

Tags

• NEW HVAC SYSTEM
• NEW WATER HEATER
• UPDATED PLUMBING
• ROOF ABOUT FIVE YEARS OLD
• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Seller may consider concessions

Exterior

• Utilities: Public water; Public sewer; Electric service (Ameren); Natural gas connected; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One level
• Construction: Aluminum siding
• Exterior features: Back yard

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Microwave; Electric oven; Free‑standing electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Stainless steel appliances; Dishwasher; Microwave; Electric oven; Free‑standing electric range; Refrigerator; Electric water heater; Ceiling fan(s); Central air; Forced air heating; Natural gas heating
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/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: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#418 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D+, crime D, amenities F.
• 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: 38 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $657 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

• It's been on market 51 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1945 — 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. Crime grade is D 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?
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: 1.09% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $94,588
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Charlene St	0.32mi	3/1.0	864 (-2%)	2mo	$94,900	$110	80
104 Irwin St	0.21mi	2/1.0 (-1)	864 (-2%)	8mo	$92,500	$107	75
99 Bonds Ave	0.23mi	3/1.0	960 (+9%)	4mo	$82,400	$86	71
109 S Shamrock St	0.27mi	2/1.0 (-1)	820 (-7%)	4mo	$55,000	$67	67
116 Charlene St	0.33mi	2/1.0 (-1)	864 (-2%)	11mo	$95,000	$110	67
111 Irwin St	0.29mi	2/1.0 (-1)	816 (-8%)	8mo	$109,900	$135	62
420 Bowman Ave	0.58mi	2/1.0 (-1)	891 (+1%)	7mo	$24,000	$27	61
226 Goulding St	0.14mi	4/2.0 (+1)	979 (+11%)	9mo	$22,000	$22	59
176 S Pence St	0.29mi	2/1.0 (-1)	996 (+13%)	4mo	$59,500	$60	57
718 Condit St	0.73mi	2/1.0 (-1)	907 (+3%)	0mo	$115,000	$127	56
726 Rice St	0.67mi	3/1.0	984 (+11%)	2mo	$119,000	$121	48
812 Cherry St	0.69mi	2/1.0 (-1)	960 (+9%)	2mo	$74,900	$78	47

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-6,768
• Equity at exit: $14,165

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $5,303
• Equity at exit: $8,214

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 62024

• Home prices YoY: -18.8%
• Active inventory: 38
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,036 high
• Mortgage (P&I): −$498
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $135

Break-even live

Break-even rent $865

Max offer price $95,000

Occupancy floor 82%

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: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 S Pence St East Alton, IL	2.0	1.0	1000	$1,100	$1.10	2d	1	0.27mi
123 Irwin St East Alton, IL	2.0	1.0	792	$1,225	$1.55	4d	1	0.36mi
140 Illinois St East Alton, IL	2.0	1.0	960	$695	$0.72	2d	1	0.82mi
120 Lakeside Ave East Alton, IL	2.0	1.0	700	$850	$1.21	11d	1	0.87mi
134 Lakeside Ave East Alton, IL	2.0	1.0	800	$775	$0.97	11d	1	0.88mi
121 Cardot St East Alton, IL	3.0	1.0	937	$1,200	$1.28	22d	1	1.09mi

Listing history 3 events

1. 2026-05-12
   status Active
2. 2026-04-19
   historical Active Under Contract
3. 2026-04-07
   listed $95,000 Active

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $1,951 · $163/mo
• Expected delta: +$206/yr (+$17/mo · 11.8%)

ⓘ 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 ≥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: $12,427
• − Mortgage interest: −$5,321
• − Property taxes: −$1,745
• − Insurance: −$475
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,764
• Taxable income: $134
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $1,587/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 — East Alton

• Score: 69/100
• State rank: #418
• US rank: #8569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Alton, IL
• City population: 9,465
• Population (ZIP): 9,465

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 4% Iranian 2% Italian 1%
• Foreign-born: 0%

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: ▼ -50.18%
• Current HPI: 216.1273
• 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

3 events — show timeline

• 2026-05-12 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-19 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-07 Listed $95,000 MARIS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2024): $1,745 · +5.4% YoY. Source: county tax records.