2712 Iowa St · Granite City, IL 62040

$110,000

3 bd · 1.0 ba · 903 sqft · SingleFamily public records · 20 Days on market

Built 1935 5,000 sqft lot Est $99k · 11% over

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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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully remodeled gem where modern updates meet timeless charm! This move-in ready home features a completely renovated interior with stylish finishes throughout. The inviting living room showcases a stunning stained-glass window that adds character and warmth to the space. The updated kitchen is sure to impress with brand-new cabinetry, elegant quartz countertops, and a convenient breakfast bar perfect for casual dining or entertaining. The fully remodeled bathroom features fresh tile work and contemporary fixtures, creating a clean and modern feel. Additional updates include new flooring throughout, updated lighting, and thoughtful improvements that make this home

Key facts

• 5,000 sq ft lot
• Garage
• Built 1935

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electricity connected (Ameren)
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Front yard

Interior

• Bedrooms: 2 bedrooms (both on main level)
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 6.9% in Granite City — 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 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); 191 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $761 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 20 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $99,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2807 Iowa St	0.13mi	2/1.0 (-1)	848 (-6%)	2mo	$69,500	$82	77
2653 Grand Ave	0.19mi	2/1.0 (-1)	954 (+6%)	1mo	$142,000	$149	76
2900 Iowa St	0.28mi	2/1.0 (-1)	936 (+4%)	1mo	$114,900	$123	75
2311 E 25th St	0.38mi	2/2.0 (-1)	896 (-1%)	2mo	$99,000	$110	71
2823 Marshall Ave	0.61mi	3/1.0	888 (-2%)	3mo	$49,900	$56	67
2535 E 28th St	0.22mi	3/2.0	1,013 (+12%)	2mo	$85,000	$84	64
122 Wilson Park Ln	0.72mi	3/1.0	900 (-0%)	3mo	$110,000	$122	64
2814 E 24th St	0.72mi	3/1.0	960 (+6%)	2mo	$17,500	$18	54
3149 Myrtle Ave	0.73mi	3/1.0	960 (+6%)	3mo	$135,000	$141	53
2968 Oregon Ave	0.66mi	2/1.0 (-1)	951 (+5%)	3mo	$129,900	$137	53
14 Wilson Park Dr	0.72mi	2/1.0 (-1)	825 (-9%)	1mo	$50,000	$61	46
2300 Edwards St	0.48mi	2/2.0 (-1)	1,026 (+14%)	2mo	$99,900	$97	45

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,166
• Equity at exit: $16,401

10-year hold

• IRR: 5.4%
• Equity multiple: 1.37×
• Total profit: $11,486
• Equity at exit: $9,511

Cash invested: $30,800 (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: 191
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$577
• Tax from tax record: −$167 /mo · $2,007/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $257

Break-even live

Break-even rent $1,000

Max offer price $110,000

Occupancy floor 76%

Sensitivity live

Price	-10% $319	-5% $288	+0% $257	+5% $226	+10% $195
Rent	-10% $152	-5% $205	+0% $257	+5% $309	+10% $362
Rate	-1.0pp $312	-0.5pp $285	base $257	+0.5pp $229	+1.0pp $200

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	5d	1	0.17mi
2450 Cleveland Blvd Apt A Granite City, IL	2.0	1.0	846	$825	$0.98	19d	1	0.59mi
2715 Center St Unit B Granite City, IL	2.0	1.0	930	$1,275	$1.37	45d	1	0.62mi
2556 Center St Granite City, IL	3.0	1.0	874	$1,500	$1.72	16d	1	0.63mi
2317 Grand Ave Granite City, IL	2.0	1.0	1124	$750	$0.67	9d	1	0.69mi
303 Wilson Park Ln Granite City, IL	3.0	1.0	900	$1,200	$1.33	9d	1	0.87mi

Listing history 15 events

1. 2026-06-21
   days on market $110,000 Active 20 DOM
2. 2026-06-18
   days on market $110,000 Active 17 DOM
3. 2026-06-17
   days on market $110,000 Active 16 DOM
4. 2026-06-16
   days on market $110,000 Active 15 DOM
5. 2026-06-15
   days on market $110,000 Active 14 DOM
6. 2026-06-13
   days on market $110,000 Active 12 DOM
7. 2026-06-13
   days on market $110,000 Active 11 DOM
8. 2026-06-09
   days on market $110,000 Active 8 DOM
9. 2026-06-08
   days on market $110,000 Active 7 DOM
10. 2026-06-07
    days on market $110,000 Active 6 DOM
11. 2026-06-05
    days on market $110,000 Active 3 DOM
12. 2026-06-03
    days on market $110,000 Active 2 DOM
13. 2026-06-02
    statusdays on market $110,000 Active 1 DOM
14. 2026-06-01
    days on market $110,000 Coming Soon 3 DOM
15. 2026-05-31
    days on market $110,000 Coming Soon 2 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: $2,007 · $167/mo
• Projected year-2 tax: $2,252 · $188/mo
• Expected delta: +$245/yr (+$20/mo · 12.2%)

ⓘ 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 6/10 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: $15,903
• − Mortgage interest: −$6,162
• − Property taxes: −$2,007
• − Insurance: −$550
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,200
• Taxable income: $1,440
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $2,739/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

+168.3% since first listed

4 events — show timeline

• 2026-05-29 Coming Soon $110,000 MARIS as Distributed by MLS Grid
• 2006-02-23 Sold (Public Records) $74,000 Public Records
• 1996-05-02 Sold (Public Records) $44,500 Public Records
• 1991-04-30 Sold (Public Records) $41,000 Public Records

Property tax history

+6.3%/yr

Latest (2024): $2,007 · +4.5% YoY. Source: county tax records.