442 Pershing Ave · Wood River, IL 62095

$115,000

2 bd · 1.0 ba · 808 sqft · SingleFamily public records · 49 Days on market

Built 1930 0.27 ac lot Est $120k · at est.

---

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 +15.3/30.0
• ARV discount +9.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

No nickel & dime here! No repairs to make in this remodeled 1 1/2 story home. Open floor plan with living-kitchen-dining spacious feel . New windows-siding-cabinets-fixtures-plumbing-HVAC-wiring-laminate flooring & Frisse carpets and more! You will fall in love with this one. Especially the extra large master bedroom with 7' walk-in closet. Buy for less than rent for only$79,900! All new appliances can be included.CBR3091

Key facts

• 0.27 acre lot
• Parking
• Built 1930

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residential; Two levels
• Construction: Vinyl siding
• Exterior features: Some trees on the lot

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Microwave; Gas oven; Free-standing refrigerator
• Bedrooms: 3 bedrooms total (2 on main level, 1 on upper level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Stainless steel appliances; Dishwasher; Microwave; Gas oven; Free-standing refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $42 ($500/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (10.8% below list).
• Recommended offer: $103k (10.8% below list) — sets the bar for 1% rule.

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+.
• 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: 33 active listings in the ZIP; 5 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 $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

• It's been on market 49 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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.
• Current owner paid $42k; list at $115k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $102,620 (10.8% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 0.89% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $120,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
634 Mildred Ave	0.23mi	2/1.0	816 (+1%)	8mo	$60,000	$74	80
629 Leslie Ave	0.38mi	2/1.0	806 (-0%)	4mo	$135,000	$167	79
350 Woodland Ave	0.29mi	3/1.0 (+1)	780 (-4%)	1mo	$164,950	$211	75
217 Whitelaw Ave	0.59mi	2/1.0	858 (+6%)	2mo	$85,000	$99	61
314 N 3rd St	0.66mi	2/1.0	767 (-5%)	3mo	$144,990	$189	58
469 N 1st St	0.63mi	2/1.0	768 (-5%)	6mo	$74,900	$98	58
451 N Wood River Ave	0.74mi	2/1.0	768 (-5%)	2mo	$124,900	$163	56
835 Rice St	0.64mi	2/1.0	748 (-7%)	4mo	$52,000	$70	54
121 Whitelaw Ave	0.53mi	2/1.0	720 (-11%)	7mo	$120,000	$167	52
129 Whitelaw Ave	0.54mi	3/1.0 (+1)	892 (+10%)	2mo	$130,000	$146	51
718 Condit St	0.64mi	2/1.0	907 (+12%)	0mo	$115,000	$127	49
833 State St	0.70mi	2/1.0	720 (-11%)	6mo	$107,000	$149	44

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-15,983
• Equity at exit: $17,147

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-10,503
• 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 62095

• Home prices YoY: -22.9%
• Active inventory: 33
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,026 high
• Mortgage (P&I): −$603
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $42

Break-even live

Break-even rent $973

Max offer price $115,000

Occupancy floor 91%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 E Lorena Ave Wood River, IL	1.0	1.0	615	$1,150	$1.87	2d	1	0.80mi
120 Lakeside Ave East Alton, IL	2.0	1.0	700	$850	$1.21	10d	1	1.21mi
134 Lakeside Ave East Alton, IL	2.0	1.0	800	$775	$0.97	10d	1	1.21mi
121 Cardot St East Alton, IL	3.0	1.0	937	$1,200	$1.28	21d	1	1.24mi
176 S Pence St East Alton, IL	2.0	1.0	1000	$1,100	$1.10	1d	1	1.28mi

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 49 DOM
2. 2026-06-17
   days on market $115,000 Active 48 DOM
3. 2026-06-16
   days on market $115,000 Active 47 DOM
4. 2026-06-15
   days on market $115,000 Active 46 DOM
5. 2026-06-13
   days on market $115,000 Active 44 DOM
6. 2026-06-12
   days on market $115,000 Active 43 DOM
7. 2026-06-09
   days on market $115,000 Active 40 DOM
8. 2026-06-08
   days on market $115,000 Active 39 DOM
9. 2026-06-07
   days on market $115,000 Active 38 DOM
10. 2026-06-05
    days on market $115,000 Active 36 DOM
11. 2026-06-03
    days on market $115,000 Active 34 DOM
12. 2026-06-02
    days on market $115,000 Active 33 DOM
13. 2026-06-01
    price $115,000 Active 32 DOM
14. 2026-06-01
    days on market $120,000 Active 32 DOM
15. 2026-05-31
    days on market $120,000 Active 31 DOM
16. 2026-05-01
    listed $120,000 Active
17. 2026-04-17
    historical $120,000
18. 2017-08-17
    soldstatus $42,000
19. 2012-05-15
    soldstatus 433-char remark

    Show marketing remark (433 chars)

    No nickel & dime here! No repairs to make in this remodeled 1 1/2 story home. Open floor plan with living-kitchen-dining spacious feel . New windows-siding-cabinets-fixtures-plumbing-HVAC-wiring-laminate flooring & Frisse carpets and more! You will fall in love with this one. Especially the extra large master bedroom with 7' walk-in closet. Buy for less than rent for only$79,900! All new appliances can be included.CBR3091

20. 2012-03-28
    listed $79,900 433-char remark

    Show marketing remark (433 chars)

    No nickel & dime here! No repairs to make in this remodeled 1 1/2 story home. Open floor plan with living-kitchen-dining spacious feel . New windows-siding-cabinets-fixtures-plumbing-HVAC-wiring-laminate flooring & Frisse carpets and more! You will fall in love with this one. Especially the extra large master bedroom with 7' walk-in closet. Buy for less than rent for only$79,900! All new appliances can be included.CBR3091

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $2,014 · $168/mo
• Expected delta: +$597/yr (+$50/mo · 42.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 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: $12,314
• − Mortgage interest: −$6,442
• − Property taxes: −$1,417
• − Insurance: −$575
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$3,345
• Taxable loss: −$1,435
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $844/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 — 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

+50.2% since first listed

5 events — show timeline

• 2026-05-01 Listed $120,000 MARIS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $120,000 MARIS as Distributed by MLS Grid
• 2017-08-17 Sold (Public Records) $42,000 Public Records
• 2012-05-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-03-28 Listed $79,900 MARIS as Distributed by MLS Grid

Property tax history

-1.1%/yr

Latest (2024): $1,417 · +9.0% YoY. Source: county tax records.