4 Monticello Pl · Fairview Heights, IL 62208

$99,000

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 43 Days on market

Built 1930 0.38 ac lot Est $142k · 30% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Needs loving care but this is a large home with potential and a big lot just minutes from I-64. Home is being sold as-is as part of an estate. No power/utilities at this time.

Key facts

• 0.38 acre lot
• Garage
• Built 1930

Property features AI

Finance

• Other: Above-grade living area reported as 950 (public records); Lot dimensions approximately 210' x 80' (about 0.38 acre)

Exterior

• Parking: Attached garage (total parking for 4)
• Utilities: Public water; Public sewer; Single-phase electric; Cable connected; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family residence; Private ownership; One-and-a-half story house; Entry facing direction not specified
• Construction: Frame construction with vinyl siding; Shingle roof; Slab foundation; Built as a house (one-and-a-half story)
• Exterior features: Back yard; City lot; Some trees; City street frontage

Interior

• Kitchen: Dishwasher; Free-standing gas oven; Refrigerator; Exhaust fan; Water heater
• Bedrooms: Three bedrooms total, including one on the main level and two on the upper level
• Flooring: Laminate; Linoleum; Simulated wood; Vinyl
• Bathrooms: Two full bathrooms (both on the main/upper levels)
• Heating & cooling: Forced air heating with natural gas; Central air conditioning and window unit(s)
• Interior features: Ceiling fans; Walk-in closets
• Laundry & utility: Utility connections present (see utilities)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.1% in Fairview Heights — 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 (#225 in IL, #4,180 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, health & safety F.
• Belleville Twp Hsd 201 (suburban): math 21% / reading 28% proficiency, ranked #308 of 620 in IL (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Belleville High School-East (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 2,568 students, 0% FRL).
• Market conditions: 81 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Clair County population projected at -23% 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $99k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.50%
• DSCR: 1.87
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $142,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Monticello Pl	0.00mi	3/2.0	950 (-1%)	1mo	$99,000	$104	98
108 S Embassy Dr	0.27mi	2/1.0 (-1)	925 (-4%)	1mo	$139,000	$150	71
903 Coral Dr	0.35mi	3/1.5	1,025 (+7%)	2mo	$159,900	$156	68
1911 Crestview Dr	0.33mi	2/1.0 (-1)	924 (-4%)	13mo	$50,000	$54	58
115 Frey Ln	0.48mi	2/1.0 (-1)	912 (-5%)	11mo	$156,000	$171	51
151 Frey Ln	0.53mi	2/1.0 (-1)	988 (+3%)	13mo	$165,000	$167	51
304 Anita Dr	0.73mi	3/2.0	900 (-6%)	8mo	$130,000	$144	49
212 Oulvey	0.36mi	2/1.0 (-1)	1,024 (+7%)	18mo	$149,900	$146	49
128 Homestead St	0.36mi	3/1.0	1,047 (+9%)	21mo	$149,900	$143	46
1706 W Washington St	0.49mi	2/1.0 (-1)	841 (-12%)	7mo	$121,000	$144	42
312 Frey Ln	0.64mi	3/1.0	1,083 (+13%)	9mo	$160,000	$148	37
342 Frey Ln	0.72mi	3/1.0	1,056 (+10%)	23mo	$175,000	$166	27

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $12,734
• Equity at exit: $14,761

10-year hold

• IRR: 20.6%
• Equity multiple: 2.75×
• Total profit: $48,382
• Equity at exit: $8,560

Cash invested: $27,720 (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 62208

• Home prices YoY: -34.2%
• Active inventory: 81
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$519
• Tax from tax record: −$226 /mo · $2,711/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $450

Break-even live

Break-even rent $995

Max offer price $99,000

Occupancy floor 66%

Sensitivity live

Price	-10% $506	-5% $478	+0% $450	+5% $422	+10% $394
Rent	-10% $327	-5% $389	+0% $450	+5% $512	+10% $574
Rate	-1.0pp $500	-0.5pp $476	base $450	+0.5pp $425	+1.0pp $399

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Autumn Pine Dr Apt 3 Fairview Heights, IL	2.0	1.0	1100	$1,095	$1.00	15d	1	0.44mi
120 Dean Ave O'Fallon, IL	2.0	1.0	1056	$1,195	$1.13	2d	1	0.88mi
1311 West Highway 50 O'Fallon, IL	2.0	1.0	945	$1,300	$1.38	2d	1	1.13mi
21 Northbrook Cir Fairview Heights, IL	1.0–2.0	1.0–2.0	892	$1,680	$1.88	2d	6	1.14mi
89 Peachtree Ln Fairview Heights, IL	2.0	1.0	832	$1,150	$1.38	24d	1	1.22mi
97 Peachtree Ln Fairview Heights, IL	2.0	1.0	832	$1,150	$1.38	24d	1	1.23mi
97 Peachtree Ln Fairview Heights, IL	2.0	1.0	832	$1,150	$1.38	2d	1	1.23mi
863 Harbor Woods Dr Fairview Heights, IL	3.0	2.5	998	$2,550	$2.56	2d	1	1.29mi
704 Harbor Woods Dr Unit C Fairview Heights, IL	2.0	2.0	1010	$1,950	$1.93	11d	1	1.33mi
708 Harbor Woods Dr Apt C Fairview Heights, IL	2.0	2.0	1010	$1,950	$1.93	15d	1	1.35mi
704 Harbor Woods Dr Fairview Heights, IL	2.0	2.0	1006	$1,950	$1.94	2d	1	1.35mi
6 Ram Ct Fairview Heights, IL	2.0	1.5	1100	$1,775	$1.61	24d	1	1.47mi

Listing history 14 events

1. 2026-05-22
   status Pending
2. 2026-05-03
   historical Active Under Contract
3. 2026-04-30
   status Active
4. 2026-04-30
   price $99,000
5. 2026-04-23
   historical Active Under Contract
6. 2026-04-09
   listed $119,000 Active
7. 2026-04-09
   historical $119,000
8. 2025-06-07
   listed $147,000 Active
9. 2025-05-16
   historical
10. 2019-05-29
    soldstatus Closed 177-char remark

    Show marketing remark (177 chars)

    Needs loving care but this is a large home with potential and a big lot just minutes from I-64. Home is being sold as-is as part of an estate. No power/utilities at this time.

11. 2019-05-29
    soldstatus $46,000

    Show marketing remark (177 chars)

    Needs loving care but this is a large home with potential and a big lot just minutes from I-64. Home is being sold as-is as part of an estate. No power/utilities at this time.

12. 2019-05-06
    status Pending 177-char remark

    Show marketing remark (177 chars)

    Needs loving care but this is a large home with potential and a big lot just minutes from I-64. Home is being sold as-is as part of an estate. No power/utilities at this time.

13. 2019-04-29
    listed $49,900 Active 177-char remark

    Show marketing remark (177 chars)

    Needs loving care but this is a large home with potential and a big lot just minutes from I-64. Home is being sold as-is as part of an estate. No power/utilities at this time.

14. 2000-10-17
    soldstatus $59,000

ⓘ 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: $2,711 · $226/mo
• Projected year-2 tax: $2,711 · $226/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 67% 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,786
• − Mortgage interest: −$5,546
• − Property taxes: −$2,711
• − Insurance: −$495
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$2,880
• Taxable income: $4,149
• Est. tax owed @ 24.0%: −$996
• After-tax cash flow: $4,410/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: Belleville Twp Hsd 201
• NCES district ID: 1705640
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $58,064
• Composite: 22.39/100
• National rank: #8115
• State rank: #308 of 620 in IL

Livability — Fairview Heights

• Score: 75/100
• State rank: #225
• US rank: #4180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview Heights, IL
• County: Saint Clair County · 169,691 people
• City population: 16,821
• Metro: St. Louis, MO-IL
• Population (ZIP): 16,821
• Household income: $80,205
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 555.0

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 250,366 people
• By 2030: 240,511 · -3.9%
• By 2040: 217,391 · -13.2%
• By 2050: 192,699 · -23.0%
• By 2075: 140,637 · -43.8%
• By 2100: 100,499 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Black 33% Two or more races 11% Asian 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea, Jamaica
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · St. Clair

• 2024 margin: Lean D (+7.9) · D 53.0% · R 45.1% · Other 1.8%
• 2008→2024 swing: -14.6pp toward R · 2008: 22.4pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+8.7 2016: D+5.6 2012: D+14.5 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.14%
• Current HPI: 136.8631
• 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

+67.8% since first listed

14 events — show timeline

• 2026-05-22 Pending — MARIS as Distributed by MLS Grid
• 2026-05-03 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-30 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-30 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2026-04-23 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-09 Listed $119,000 MARIS as Distributed by MLS Grid
• 2026-04-09 Coming Soon $119,000 MARIS as Distributed by MLS Grid
• 2025-06-07 Listed $147,000 MARIS as Distributed by MLS Grid
• 2025-05-16 Coming Soon — MARIS as Distributed by MLS Grid
• 2019-05-29 Sold (Public Records) $46,000 Public Records
• 2019-05-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-05-06 Pending — MARIS as Distributed by MLS Grid
• 2019-04-29 Listed $49,900 MARIS as Distributed by MLS Grid
• 2000-10-17 Sold (Public Records) $59,000 Public Records

Property tax history

+5.4%/yr

Latest (2024): $2,711 · +7.9% YoY. Source: county tax records.