301 Plum St · Collinsville, IL 62234

$69,900

2 bd · 1.5 ba · 1,195 sqft · SingleFamily public records · 36 Days on market

Built 1910 8,637 sqft lot $58/sqft · 38% below area Est $112k · 38% under ↓ 15% since listing

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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 +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Character. Location. Opportunity. Roomy 2 story sitting on a tree-lined lot that backs to mature woods, this 3-bedroom, 2-bath Craftsman on Plum Street is the kind of home that draws you in before you even step inside. The front porch alone: wide, welcoming, and made for slow mornings. .. tells you everything about how this house was built. Inside, the Craftsman character is intact — the kind of warmth and authenticity that new construction simply can't touch. The full basement adds potential beyond what the square footage suggests, and out back a deck overlooks a wooded yard that offers privacy and a natural backdrop that feels worlds away from the street. Then there's the location.

Key facts

• Front porch
• Full basement
• Walkable to library

Tags

• TREE LINED LOT
• BACKS TO MATURE WOODS
• FRONT PORCH
• FULL BASEMENT
• DECK OVERLOOKS WOODED YARD
• WALKABLE TO LIBRARY

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single family residence; Two levels; Residential property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Adjoins wooded area; Underground utilities

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 3 bedrooms (all on upper level)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Range; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 4.0% in Collinsville — 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 67/100 on livability (#491 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Collinsville CUSD 10 (suburban): math 14% / reading 20% proficiency, ranked #465 of 620 in IL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Collinsville High School (math 16% / reading 21%, grade F, #427 of 693 statewide, top 62%, 1,978 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.1%/yr); 83 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $483 of loan paydown is wiped out by about $2k 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 + 3.1% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1910 — 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 D-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. 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: 1.70% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.22%
• DSCR: 2.17
• GRM: 4.9

CMA / ARV

• ARV (median comp): $112,233
• List price: $69,900
• Delta: -37.72%
• 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
506 W Clay St	0.18mi	2/1.0	1,260 (+5%)	4mo	$79,900	$63	78
621 W Clay St	0.26mi	2/1.5	1,316 (+10%)	8mo	$156,000	$119	65
720 Henry St	0.51mi	2/1.0	1,120 (-6%)	5mo	$175,000	$156	59
444 S Clinton St	0.28mi	3/2.0 (+1)	1,300 (+9%)	8mo	$264,999	$204	59
123 W Wickliffe Ave	0.62mi	2/1.0	1,153 (-4%)	6mo	$95,000	$82	58
504 S South Morrison Ave. Ave	0.40mi	3/2.0 (+1)	1,100 (-8%)	5mo	$100,000	$91	57
714 Lillian St	0.47mi	3/1.5 (+1)	1,280 (+7%)	8mo	$150,000	$117	55
1121 W Main St	0.51mi	2/1.0	1,062 (-11%)	2mo	$164,900	$155	55
1106 Cleveland St	0.52mi	1/1.5 (-1)	1,320 (+10%)	4mo	$80,000	$61	50
128 Courtland Pl	0.72mi	2/1.0	1,124 (-6%)	6mo	$160,000	$142	49
415 N Center St	0.54mi	3/2.0 (+1)	1,050 (-12%)	2mo	$125,000	$119	46
107 Linwood Dr	0.75mi	3/1.0 (+1)	1,356 (+14%)	4mo	$178,800	$132	32

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 · 3.1% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.82×
• Total profit: $16,062
• Equity at exit: $10,422

10-year hold

• IRR: 28.4%
• Equity multiple: 3.54×
• Total profit: $49,694
• Equity at exit: $6,044

Cash invested: $19,572 (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 62234

• Home prices YoY: -17.1%
• Rents YoY: 3.1%
• Active inventory: 83
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$367
• Tax from tax record: −$117 /mo · $1,406/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $428

Break-even live

Break-even rent $649

Max offer price $69,900

Occupancy floor 59%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 S Hesperia St Collinsville, IL	2.0	2.0	1450	$1,300	$0.90	8d	1	0.12mi
108 S Clinton St Unit 5 Collinsville, IL	1.0	1.0	700	$700	$1.00	12d	1	0.23mi
319 N Hesperia St Collinsville, IL	2.0	1.0	1000	$1,200	$1.20	2d	1	0.36mi
212 S Chestnut St Unit 4 Collinsville, IL	1.0	1.0	760	$1,100	$1.45	44d	1	0.43mi
212 S Chestnut St Unit 2 Collinsville, IL	1.0	1.0	720	$1,100	$1.53	11d	1	0.44mi
307 N Clinton St Collinsville, IL	3.0	2.0	1395	$1,700	$1.22	2d	1	0.44mi
102 W Madison Ave Collinsville, IL	3.0	1.0	1100	$1,650	$1.50	15d	1	0.48mi
1003 S Morrison Ave Unit 37 Collinsville, IL	2.0	1.0	800	$1,100	$1.38	44d	1	0.61mi
1003 S Morrison Ave Unit IB-37 Collinsville, IL	1.0	1.0	700	$1,000	$1.43	2d	1	0.61mi
1003 S Morrison Ave Unit IB-23 Collinsville, IL	1.0	1.0	700	$1,000	$1.43	11d	1	0.61mi
1003 S Morrison Ave Unit IB-169 Collinsville, IL	2.0	1.0	900	$1,100	$1.22	2d	1	0.61mi
1002 Apache Dr Collinsville, IL	2.0	1.0	864	$875	$1.01	2d	1	0.63mi
1104 Arrowhead Dr Collinsville, IL	2.0	1.0	900	$975	$1.08	8d	1	0.63mi
1104 Arrowhead Dr Collinsville, IL	2.0	1.0	900	$975	$1.08	2d	1	0.63mi
1106 Arrowhead Dr Unit A Collinsville, IL	2.0	1.5	950	$975	$1.03	3d	1	0.65mi
1225 W Main St Collinsville, IL	3.0	1.0	1010	$1,350	$1.34	8d	1	0.68mi
1108 Apache Dr Unit C Collinsville, IL	2.0	1.0	800	$800	$1.00	2d	1	0.70mi
88 Bethel Rd Collinsville, IL	2.0	1.5	1000	$1,300	$1.30	44d	1	0.83mi
921 Vine St Collinsville, IL	3.0	2.0	1274	$1,875	$1.47	2d	1	0.88mi
300 Bethel Rd Collinsville, IL	3.0	1.0	1250	$1,350	$1.08	44d	1	1.05mi
626 Greenwood Pl Unit 6 Collinsville, IL	2.0	1.5	950	$950	$1.00	2d	1	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $69,900 Active 36 DOM
2. 2026-06-17
   days on market $69,900 Active 35 DOM
3. 2026-06-16
   days on market $69,900 Active 34 DOM
4. 2026-06-15
   days on market $69,900 Active 33 DOM
5. 2026-06-13
   days on market $69,900 Active 31 DOM
6. 2026-06-13
   days on market $69,900 Active 30 DOM
7. 2026-06-09
   days on market $69,900 Active 27 DOM
8. 2026-06-08
   days on market $69,900 Active 26 DOM
9. 2026-06-07
   days on market $69,900 Active 25 DOM
10. 2026-06-05
    days on market $69,900 Active 22 DOM
11. 2026-06-03
    days on market $69,900 Active 21 DOM
12. 2026-06-02
    days on market $69,900 Active 20 DOM
13. 2026-06-01
    days on market $69,900 Active 19 DOM
14. 2026-05-31
    days on market $69,900 Active 18 DOM
15. 2026-05-13
    listed $69,900 Active 1333-char remark
16. 2006-07-25
    soldstatus $82,000

ⓘ 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: $1,406 · $117/mo
• Projected year-2 tax: $1,496 · $125/mo
• Expected delta: +$90/yr (+$8/mo · 6.4%)

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,285
• − Mortgage interest: −$3,915
• − Property taxes: −$1,406
• − Insurance: −$350
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,033
• Taxable income: $4,295
• Est. tax owed @ 24.0%: −$1,031
• After-tax cash flow: $4,100/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: Collinsville CUSD 10
• NCES district ID: 1710650
• Math proficiency: 14% ▼ -9.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $52,504
• Composite: 15.65/100
• National rank: #9288
• State rank: #465 of 620 in IL

Livability — Collinsville

• Score: 67/100
• State rank: #491
• US rank: #10221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collinsville, IL
• County: Madison County · 189,064 people
• City population: 31,648
• Metro: St. Louis, MO-IL
• Population (ZIP): 31,648
• Household income: $69,607
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 801.0

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 (73%)
• Race & ethnicity: White 73% Black 13% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -46.21%
• Current HPI: 223.6438
• Rent YoY: ▲ 3.10%
• 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

-14.8% since first listed

2 events — show timeline

• 2026-05-13 Listed $69,900 MARIS as Distributed by MLS Grid
• 2006-07-25 Sold (Public Records) $82,000 Public Records

Property tax history

-0.0%/yr

Latest (2024): $1,406 · +12.2% YoY. Source: county tax records.