3100 Edgewood Ave · Granite City, IL 62040

$118,500

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 136 Days on market

Built 1959 7,474 sqft lot $128/sqft · 5% above area Est $113k · 5% over

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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 +17.6/30.0
• 1% rule +5.7/10.0
• DSCR +5.5/10.0
• ARV discount +5.2/15.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside and feel right at home in this thoughtfully designed property that offers both comfort and functionality. The open concept of the living room and kitchen makes the entire space feel open and inviting. The kitchen is roomy and features beautiful Samsung appliances that will stay with the home. Each bedroom offers its own unique charm and a full size closet. The huge hallway closet houses the dryer and is a perfect opportunity for valuable in-home storage. Step outside and discover even more storage solutions, starting with the 10x16 shed just outside the back door, equipped with electric, as well as an additional storage room on the backside of the home. The patio and expansive yard are a perfect space to hang out and entertain. Need another reason to love this home? Peace of mind for years to come; brand new windows throughout (2026), Water Heater (2025), Roof (2019), Fence (2023), and the Seller is offering a premium Home Warranty from American Home Shield (ShieldComplete Plan, $990 value)! Schedule your showing, you won't want to miss the opportunity to call this your NextHome!

Key facts

• 7,474 sq ft lot
• Built 1959
• Listed 135 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#623 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Granite City CUSD 9 (suburban): math 9% / reading 11% proficiency, ranked #570 of 620 in IL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.7%/yr); 194 active listings in the ZIP; 3 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 $819 of loan paydown is wiped out by about $4k 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 136 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $104,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 7.8

CMA / ARV

• ARV (median comp): $112,666
• List price: $118,500
• Delta: 5.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2824 Birch Ave	0.34mi	3/1.0	944 (+2%)	0mo	$105,000	$111	80
2428 Sunbury Ave	0.18mi	3/1.0	864 (-7%)	1mo	$74,900	$87	80
10 Watertown Cir	0.47mi	3/1.0	928 (+0%)	0mo	$109,000	$117	77
2829 Dale Ave	0.39mi	3/1.0	944 (+2%)	2mo	$129,900	$138	77
2004 Elm Ave	0.53mi	3/1.0	944 (+2%)	2mo	$124,900	$132	70
2729 Dale Ave	0.49mi	3/1.0	944 (+2%)	5mo	$135,000	$143	70
1917 Joy Ave	0.47mi	3/1.0	875 (-5%)	2mo	$118,900	$136	68
1904 Joy Ave	0.49mi	2/1.0 (-1)	875 (-5%)	0mo	$79,900	$91	63
2012 Clark Ave	0.66mi	3/1.0	903 (-2%)	4mo	$139,900	$155	62
3028 Marshall Ave	0.60mi	2/1.0 (-1)	901 (-3%)	4mo	$99,900	$111	59
2823 Marshall Ave	0.69mi	3/1.0	888 (-4%)	3mo	$49,900	$56	59
3156 Davis Ave	0.64mi	2/1.5 (-1)	1,046 (+13%)	5mo	$99,900	$96	37

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 · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-14,841
• Equity at exit: $17,669

10-year hold

• IRR: -5.8%
• Equity multiple: 0.65×
• Total profit: $-11,629
• Equity at exit: $10,246

Cash invested: $33,180 (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 62040

• Home prices YoY: -21.8%
• Rents YoY: 1.7%
• Active inventory: 194
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$621
• Tax from tax record: −$235 /mo · $2,814/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $94

Break-even live

Break-even rent $1,146

Max offer price $118,500

Occupancy floor 88%

Sensitivity live

Price	-10% $161	-5% $127	+0% $94	+5% $60	+10% $26
Rent	-10% $-6	-5% $44	+0% $94	+5% $143	+10% $193
Rate	-1.0pp $153	-0.5pp $124	base $94	+0.5pp $63	+1.0pp $32

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4404 Wabash Ave Granite City, IL	2.0	1.0	864	$1,025	$1.19	4d	1	1.33mi
2415 Jerden Ave Granite City, IL	3.0	1.0	970	$1,400	$1.44	6d	1	1.37mi
303 Wilson Park Ln Granite City, IL	3.0	1.0	900	$1,200	$1.33	9d	1	1.41mi

Listing history 22 events

1. 2026-06-21
   pricedays on market $118,500 Active 136 DOM
2. 2026-06-18
   days on market $124,900 Active 133 DOM
3. 2026-06-17
   days on market $124,900 Active 132 DOM
4. 2026-06-16
   days on market $124,900 Active 131 DOM
5. 2026-06-15
   days on market $124,900 Active 130 DOM
6. 2026-06-13
   days on market $124,900 Active 128 DOM
7. 2026-06-13
   days on market $124,900 Active 127 DOM
8. 2026-06-09
   days on market $124,900 Active 124 DOM
9. 2026-06-08
   days on market $124,900 Active 123 DOM
10. 2026-06-07
    days on market $124,900 Active 122 DOM
11. 2026-06-05
    days on market $124,900 Active 119 DOM
12. 2026-06-03
    days on market $124,900 Active 118 DOM
13. 2026-06-02
    days on market $124,900 Active 117 DOM
14. 2026-06-01
    days on market $124,900 Active 116 DOM
15. 2026-05-31
    days on market $124,900 Active 115 DOM
16. 2026-04-07
    price $124,900 1108-char remark

    Show marketing remark (1108 chars)

    Step inside and feel right at home in this thoughtfully designed property that offers both comfort and functionality. The open concept of the living room and kitchen makes the entire space feel open and inviting. The kitchen is roomy and features beautiful Samsung appliances that will stay with the home. Each bedroom offers its own unique charm and a full size closet. The huge hallway closet houses the dryer and is a perfect opportunity for valuable in-home storage. Step outside and discover even more storage solutions, starting with the 10x16 shed just outside the back door, equipped with electric, as well as an additional storage room on the backside of the home. The patio and expansive yard are a perfect space to hang out and entertain. Need another reason to love this home? Peace of mind for years to come; brand new windows throughout (2026), Water Heater (2025), Roof (2019), Fence (2023), and the Seller is offering a premium Home Warranty from American Home Shield (ShieldComplete Plan, $990 value)! Schedule your showing, you won't want to miss the opportunity to call this your NextHome!

17. 2026-02-06
    listed $129,900 Active 1108-char remark

    Show marketing remark (1108 chars)

    Step inside and feel right at home in this thoughtfully designed property that offers both comfort and functionality. The open concept of the living room and kitchen makes the entire space feel open and inviting. The kitchen is roomy and features beautiful Samsung appliances that will stay with the home. Each bedroom offers its own unique charm and a full size closet. The huge hallway closet houses the dryer and is a perfect opportunity for valuable in-home storage. Step outside and discover even more storage solutions, starting with the 10x16 shed just outside the back door, equipped with electric, as well as an additional storage room on the backside of the home. The patio and expansive yard are a perfect space to hang out and entertain. Need another reason to love this home? Peace of mind for years to come; brand new windows throughout (2026), Water Heater (2025), Roof (2019), Fence (2023), and the Seller is offering a premium Home Warranty from American Home Shield (ShieldComplete Plan, $990 value)! Schedule your showing, you won't want to miss the opportunity to call this your NextHome!

18. 2026-02-06
    historical $129,900 1108-char remark

    Show marketing remark (1108 chars)

    Step inside and feel right at home in this thoughtfully designed property that offers both comfort and functionality. The open concept of the living room and kitchen makes the entire space feel open and inviting. The kitchen is roomy and features beautiful Samsung appliances that will stay with the home. Each bedroom offers its own unique charm and a full size closet. The huge hallway closet houses the dryer and is a perfect opportunity for valuable in-home storage. Step outside and discover even more storage solutions, starting with the 10x16 shed just outside the back door, equipped with electric, as well as an additional storage room on the backside of the home. The patio and expansive yard are a perfect space to hang out and entertain. Need another reason to love this home? Peace of mind for years to come; brand new windows throughout (2026), Water Heater (2025), Roof (2019), Fence (2023), and the Seller is offering a premium Home Warranty from American Home Shield (ShieldComplete Plan, $990 value)! Schedule your showing, you won't want to miss the opportunity to call this your NextHome!

19. 2022-01-03
    soldstatus $87,000
20. 2021-12-28
    soldstatus Closed 496-char remark

    Show marketing remark (496 chars)

    Charming move-in ready all brick ranch style home. Convenient location, close to shopping, schools and the park. 3 Bed 1 Bath on a large corner lot. Nice patio area and yard. Roof was replaced in 2019 and Water heater new 2019. The shed has electric to it and has plenty of room for storage plus a separate storage room on the back of the home. Home is being sold "As Is". A 1 Year home warranty is provided from the seller. Buyer to verify all MLS data, measurements, and information.

21. 2021-11-05
    status Pending 496-char remark

    Show marketing remark (496 chars)

    Charming move-in ready all brick ranch style home. Convenient location, close to shopping, schools and the park. 3 Bed 1 Bath on a large corner lot. Nice patio area and yard. Roof was replaced in 2019 and Water heater new 2019. The shed has electric to it and has plenty of room for storage plus a separate storage room on the back of the home. Home is being sold "As Is". A 1 Year home warranty is provided from the seller. Buyer to verify all MLS data, measurements, and information.

22. 2021-11-03
    listed $83,900 Active 496-char remark

    Show marketing remark (496 chars)

    Charming move-in ready all brick ranch style home. Convenient location, close to shopping, schools and the park. 3 Bed 1 Bath on a large corner lot. Nice patio area and yard. Roof was replaced in 2019 and Water heater new 2019. The shed has electric to it and has plenty of room for storage plus a separate storage room on the back of the home. Home is being sold "As Is". A 1 Year home warranty is provided from the seller. Buyer to verify all MLS data, measurements, and information.

ⓘ 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: $2,814 · $235/mo
• Projected year-2 tax: $2,814 · $235/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 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,173
• − Mortgage interest: −$6,638
• − Property taxes: −$2,814
• − Insurance: −$592
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$3,447
• Taxable loss: −$747
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $1,302/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: Granite City CUSD 9
• NCES district ID: 1717280
• Math proficiency: 9% ▼ -4.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $45,082
• Composite: 9.15/100
• National rank: #9864
• State rank: #570 of 620 in IL

Livability — Granite City

• Score: 65/100
• State rank: #623
• US rank: #12751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granite City, IL
• County: Madison County · 189,064 people
• City population: 40,404
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,404
• Household income: $60,031
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 923.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 9% Black 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -56.88%
• Current HPI: 204.4612
• Rent YoY: ▲ 1.67%
• 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

+48.9% since first listed

7 events — show timeline

• 2026-04-07 Price Changed $124,900 MARIS as Distributed by MLS Grid
• 2026-02-06 Listed $129,900 MARIS as Distributed by MLS Grid
• 2026-02-06 Coming Soon $129,900 MARIS as Distributed by MLS Grid
• 2022-01-03 Sold (Public Records) $87,000 Public Records
• 2021-12-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-11-05 Pending — MARIS as Distributed by MLS Grid
• 2021-11-03 Listed $83,900 MARIS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2024): $2,814 · +1.5% YoY. Source: county tax records.