79 Harnett Ave · Wood River, IL 62095

$75,900

2 bd · 1.0 ba · 889 sqft · SingleFamily public records · 6 Days on market

Built 1962 6,250 sqft lot Est $113k · 33% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Needs some TLC, but could be a great home with cosmetic updates! new roof approximately three years ago. Full brick with alley access to garage and shed. Two bedroom/one bath with wood floors in living room and bedrooms. Eat in kitchen. Come take a look and make us an offer! Home sold "AS IS" with no warranties, permits or repairs provided.

Key facts

• Full brick ranch
• Full basement
• Large back yard

Tags

• FULL BRICK RANCH
• UPDATED KITCHEN
• FULL BASEMENT
• LARGE BACK YARD
• SHED FOR EXTRA STORAGE

Property features AI

Finance

• Financial info: Lease not considered (No)

Exterior

• Utilities: Public water; Public sewer (sewer connected); Electric service by Ameren
• Home design: Single-family residential; One-level home
• Construction: Brick construction
• Exterior features: Back yard; Shed(s)

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Cap rate 11.1% 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+.
• 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: Lewis-Clark Elem School (math 22% / reading 22%, grade F, #940 of 2,056 statewide, top 49%, 231 students, 0% FRL); Lewis-Clark Jr High School (math 8% / reading 17%, grade F, #550 of 665 statewide, top 84%, 195 students, 0% FRL); East Alton-Wood River High Sch (math 8% / reading 12%, grade F, #567 of 693 statewide, top 83%, 537 students, 0% FRL).
• Market conditions: 34 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $525 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 + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $60k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $75,900

Questions for the listing agent

1. Built in 1962 — 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. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.13%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $112,903
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Condit St	0.12mi	2/1.0	907 (+2%)	1mo	$115,000	$127	90
71 Carstens Ave	0.22mi	3/1.0 (+1)	864 (-3%)	8mo	$70,000	$81	74
726 Rice St	0.13mi	3/1.0 (+1)	984 (+11%)	2mo	$119,000	$121	70
129 Whitelaw Ave	0.59mi	3/1.0 (+1)	892 (+0%)	2mo	$130,000	$146	66
79 E Lorena Ave	0.53mi	2/1.0	910 (+2%)	8mo	$59,900	$66	65
451 N Wood River Ave	0.26mi	2/1.0	768 (-14%)	2mo	$124,900	$163	63
217 Whitelaw Ave	0.67mi	2/1.0	858 (-4%)	2mo	$85,000	$99	62
629 Leslie Ave	0.45mi	2/1.0	806 (-9%)	4mo	$135,000	$167	60
566 Hamilton Ave	0.32mi	2/2.0	1,008 (+13%)	1mo	$135,000	$134	58
469 N 1st St	0.34mi	2/1.0	768 (-14%)	6mo	$74,900	$98	57
72 E Acton Ave	0.49mi	2/1.0	988 (+11%)	7mo	$54,900	$56	53
314 N 3rd St	0.58mi	2/1.0	767 (-14%)	3mo	$144,990	$189	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: 8.4%
• Equity multiple: 1.33×
• Total profit: $7,034
• Equity at exit: $11,317

10-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $31,046
• Equity at exit: $6,562

Cash invested: $21,252 (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: 34
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,035 high
• Mortgage (P&I): −$398
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $303

Break-even live

Break-even rent $651

Max offer price $75,900

Occupancy floor 66%

Sensitivity live

Price	-10% $346	-5% $325	+0% $303	+5% $282	+10% $260
Rent	-10% $222	-5% $262	+0% $303	+5% $344	+10% $385
Rate	-1.0pp $342	-0.5pp $323	base $303	+0.5pp $284	+1.0pp $264

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	4d	1	0.66mi
176 S Pence St East Alton, IL	2.0	1.0	1000	$1,100	$1.10	0d	1	0.89mi
123 Irwin St East Alton, IL	2.0	1.0	792	$1,225	$1.55	5d	1	1.08mi
120 Lakeside Ave East Alton, IL	2.0	1.0	700	$850	$1.21	12d	1	1.18mi
134 Lakeside Ave East Alton, IL	2.0	1.0	800	$775	$0.97	12d	1	1.19mi
121 Cardot St East Alton, IL	3.0	1.0	937	$1,200	$1.28	23d	1	1.33mi
806 Center St East Alton, IL	1.0	1.0	620	$675	$1.09	0d	1	1.36mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $75,900 Pending 6 DOM
2. 2026-06-09
   days on market $75,900 Active 5 DOM
3. 2026-06-08
   days on market $75,900 Active 4 DOM
4. 2026-06-07
   remarks 279-char remark
5. 2026-06-07
   listed $75,900 Active 3 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: $1,019 · $85/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$352/yr (+$29/mo · 34.5%)

ⓘ 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 ≥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: $12,425
• − Mortgage interest: −$4,252
• − Property taxes: −$1,019
• − Insurance: −$380
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,208
• Taxable income: $2,579
• Est. tax owed @ 24.0%: −$619
• After-tax cash flow: $3,022/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

+26.5% since first listed

5 events — show timeline

• 2026-06-04 Listed $75,900 MARIS as Distributed by MLS Grid
• 2021-04-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-04-03 Pending — MARIS as Distributed by MLS Grid
• 2021-03-26 Listed $59,900 MARIS as Distributed by MLS Grid
• 2000-10-24 Sold (Public Records) $60,000 Public Records

Property tax history

+8.7%/yr

Latest (2024): $1,019 · +9.6% YoY. Source: county tax records.