111 Kingshighway · East Alton, IL 62024

$65,000

3 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 25 Days on market

Built 1940 4,125 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 111 Kingshighway in East Alton! This spacious home offers approximately 1,488 square feet of living space with multiple bedrooms, generous living areas, and endless potential for buyers looking to create their dream home. Featuring a functional layout and solid footprint, this property is ready for your vision and updates to bring it back to life. Conveniently located near local parks, shopping, and dining, this property provides easy access to major highways for commuting throughout the Metro East and St. Louis areas. Situated in an established neighborhood with nearby community amenities, this home offers a great opportunity to add value and build equity. Property be

Key facts

• Functional layout
• Solid footprint
• 4,125 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• SOLID FOOTPRINT
• EASY ACCESS TO MAJOR HIGHWAYS
• ESTABLISHED NEIGHBORHOOD
• NEARBY COMMUNITY AMENITIES

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single family residence; One-story home
• Construction: Vinyl siding
• Exterior features: Partial fencing; Back yard

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#418 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D+, crime D, amenities F.
• 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: 38 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $449 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1940 — 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is D 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?
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: 1.78% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.91%
• DSCR: 1.84
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $139,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Goulding St	0.42mi	3/1.0	1,513 (+2%)	8mo	$47,500	$31	71
220 Victory Dr	0.30mi	3/1.0	1,344 (-10%)	1mo	$112,000	$83	69
129 N Pence St	0.35mi	3/1.5	1,564 (+5%)	7mo	$80,000	$51	67
154 S Pence St	0.27mi	4/1.5 (+1)	1,387 (-7%)	2mo	$40,000	$29	67
615 Bowman Ave	0.39mi	3/2.0	1,424 (-4%)	4mo	$139,900	$98	67
110 E Mccasland Ave	0.28mi	4/2.0 (+1)	1,408 (-5%)	8mo	$149,900	$106	62
708 Rice St	0.62mi	3/2.0	1,520 (+2%)	15mo	$134,000	$88	51
813 Willoway Ave	0.74mi	3/1.0	1,576 (+6%)	9mo	$184,900	$117	48
618 Broadway	0.38mi	3/2.0	1,700 (+14%)	10mo	$155,000	$91	46
977 Whitelaw Ave	0.56mi	3/1.0	1,288 (-13%)	9mo	$152,900	$119	44
805 Willoway Ave	0.69mi	3/2.0	1,593 (+7%)	12mo	$149,900	$94	42
147 Ash St	0.66mi	2/2.0 (-1)	1,684 (+13%)	8mo	$179,900	$107	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $7,856
• Equity at exit: $9,692

10-year hold

• IRR: 20.0%
• Equity multiple: 2.70×
• Total profit: $30,870
• Equity at exit: $5,620

Cash invested: $18,200 (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 62024

• Home prices YoY: -18.8%
• Active inventory: 38
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$258 /mo · $3,098/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $287

Break-even live

Break-even rent $793

Max offer price $65,000

Occupancy floor 70%

Sensitivity live

Price	-10% $509	-5% $486	+0% $287	+5% $268	+10% $250
Rent	-10% $195	-5% $241	+0% $287	+5% $332	+10% $378
Rate	-1.0pp $319	-0.5pp $303	base $287	+0.5pp $270	+1.0pp $253

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 S Pence St East Alton, IL	2.0	1.0	1000	$1,100	$1.10	2d	1	0.25mi
121 Cardot St East Alton, IL	3.0	1.0	937	$1,200	$1.28	22d	1	0.78mi
140 Illinois St East Alton, IL	2.0	1.0	960	$695	$0.72	2d	1	0.86mi
135 E Acton Ave Wood River, IL	4.0	2.0	1560	$1,750	$1.12	44d	1	1.23mi

Listing history 16 events

1. 2026-06-21
   days on market $65,000 Active 25 DOM
2. 2026-06-18
   days on market $65,000 Active 23 DOM
3. 2026-06-17
   days on market $65,000 Active 22 DOM
4. 2026-06-16
   days on market $65,000 Active 21 DOM
5. 2026-06-15
   days on market $65,000 Active 20 DOM
6. 2026-06-13
   days on market $65,000 Active 18 DOM
7. 2026-06-12
   days on market $65,000 Active 17 DOM
8. 2026-06-09
   days on market $65,000 Active 14 DOM
9. 2026-06-08
   days on market $65,000 Active 13 DOM
10. 2026-06-07
    days on market $65,000 Active 12 DOM
11. 2026-06-05
    days on market $65,000 Active 10 DOM
12. 2026-06-03
    days on market $65,000 Active 8 DOM
13. 2026-06-02
    days on market $65,000 Active 7 DOM
14. 2026-06-01
    days on market $65,000 Active 6 DOM
15. 2026-05-31
    days on market $65,000 Active 5 DOM
16. 2026-05-26
    listed $65,000 Active

ⓘ 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: $3,098 · $258/mo
• Projected year-2 tax: $3,098 · $258/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 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 · 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: $13,866
• − Mortgage interest: −$3,641
• − Property taxes: −$3,098
• − Insurance: −$325
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$1,891
• Taxable income: $2,693
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $2,795/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 — East Alton

• Score: 69/100
• State rank: #418
• US rank: #8569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Alton, IL
• City population: 9,465
• Population (ZIP): 9,465

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 4% Iranian 2% Italian 1%
• Foreign-born: 0%

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: ▼ -50.18%
• Current HPI: 216.1273
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-26 Listed $65,000 MARIS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2024): $3,098 · +6.9% YoY. Source: county tax records.