1103 Powell Ave · Collinsville, IL 62234

$45,000

2 bd · 1.0 ba · 799 sqft · SingleFamily public records

Built 1955 0.28 ac lot ↓ 49% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

CHARMING FULL-BRICK HOME priced below June 2022 appraisal! There are 2 bedrooms (plus a non-conforming bedroom in lower level), 1 bath and attached one-car garage with cedar lined storage area. Newer storm and front door opens into spacious living room with beautiful hardwood floor. The bedrooms continue this easy care hardwood and have fans with lights. The eat-in kitchen includes all appliances and a pantry. The walk-out lower level includes a 14 x 14 office with a closet. You will find washer and dryer hook up and big open space for you to define in the basement. Storage under the garage ideal for mower etc. AC/2018, shingles/2011. HSA Home Warranty offered.

Key facts

• 0.28 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 18.8% 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; 20 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1955 — 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 $45,000

Questions for the listing agent

1. Built in 1955 — 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 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: 2.44% ✓
• Cap rate: 18.81%
• Cash-on-cash: 44.72%
• DSCR: 2.99
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $107,066
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Rose Ave	0.46mi	1/1.0 (-1)	808 (+1%)	6mo	$85,000	$105	67
300 Collinsville Ave	0.33mi	2/1.0	823 (+3%)	16mo	$109,900	$134	66
522 N Combs Ave	0.41mi	2/1.0	744 (-7%)	12mo	$62,800	$84	59
804 Saint Clair Ave	0.71mi	2/1.0	808 (+1%)	8mo	$108,000	$134	58
528 Westridge Dr	0.27mi	2/1.0	720 (-10%)	18mo	$134,900	$187	56
311 Garnet St	0.72mi	2/1.0	784 (-2%)	18mo	$135,000	$172	48
803 Henry St	0.72mi	2/1.0	868 (+9%)	8mo	$105,000	$121	45
230 S Clinton St	0.72mi	2/1.0	777 (-3%)	21mo	$129,900	$167	44
122 W Wickliffe	0.74mi	1/1.0 (-1)	784 (-2%)	18mo	$23,700	$30	42
705 Lillian St	0.68mi	2/1.5	720 (-10%)	13mo	$79,900	$111	39
147 Courtland Pl	0.72mi	2/1.0	864 (+8%)	19mo	$125,000	$145	37
102 W Madison Ave	0.71mi	3/1.0 (+1)	912 (+14%)	16mo	$135,000	$148	25

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: 42.0%
• Equity multiple: 2.81×
• Total profit: $22,794
• Equity at exit: $6,710

10-year hold

• IRR: 48.2%
• Equity multiple: 5.69×
• Total profit: $59,094
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$236
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $470

Break-even live

Break-even rent $503

Max offer price $45,000

Occupancy floor 52%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 W Main St Collinsville, IL	3.0	1.0	1010	$1,350	$1.34	7d	1	0.19mi
319 N Hesperia St Collinsville, IL	2.0	1.0	1000	$1,200	$1.20	1d	1	0.38mi
623 Saint Louis Rd Unit 124 Collinsville, IL	1.0	1.0	600	$725	$1.21	1d	1	0.57mi
108 S Clinton St Unit 5 Collinsville, IL	1.0	1.0	700	$700	$1.00	12d	1	0.70mi
102 W Madison Ave Collinsville, IL	3.0	1.0	1100	$1,650	$1.50	14d	1	0.73mi
212 S Chestnut St Unit 4 Collinsville, IL	1.0	1.0	760	$1,100	$1.45	43d	1	0.94mi
212 S Chestnut St Unit 2 Collinsville, IL	1.0	1.0	720	$1,100	$1.53	10d	1	0.94mi
1002 Apache Dr Collinsville, IL	2.0	1.0	864	$875	$1.01	1d	1	0.96mi
34 Marcia Ct Unit 7 Collinsville, IL	2.0	1.5	900	$895	$0.99	12d	1	0.99mi
1104 Arrowhead Dr Collinsville, IL	2.0	1.0	900	$975	$1.08	7d	1	1.01mi
1104 Arrowhead Dr Collinsville, IL	2.0	1.0	900	$975	$1.08	1d	1	1.01mi
1106 Arrowhead Dr Unit A Collinsville, IL	2.0	1.5	950	$975	$1.03	3d	1	1.02mi
1003 S Morrison Ave Unit 37 Collinsville, IL	2.0	1.0	800	$1,100	$1.38	43d	1	1.04mi
1003 S Morrison Ave Unit IB-23 Collinsville, IL	1.0	1.0	700	$1,000	$1.43	10d	1	1.04mi
1003 S Morrison Ave Unit IB-169 Collinsville, IL	2.0	1.0	900	$1,100	$1.22	1d	1	1.04mi
1003 S Morrison Ave Unit IB-37 Collinsville, IL	1.0	1.0	700	$1,000	$1.43	1d	1	1.04mi
1108 Apache Dr Unit C Collinsville, IL	2.0	1.0	800	$800	$1.00	1d	1	1.05mi
626 Greenwood Pl Unit 6 Collinsville, IL	2.0	1.5	950	$950	$1.00	1d	1	1.19mi
502 Wadsworth St Unit B Collinsville, IL	1.0	1.0	600	$825	$1.38	43d	1	1.25mi
88 Bethel Rd Collinsville, IL	2.0	1.5	1000	$1,300	$1.30	43d	1	1.38mi

Listing history 10 events

1. 2026-05-15
   historical
2. 2026-05-15
   listed $45,000
3. 2022-08-25
   soldstatus $125,000
4. 2022-08-15
   status Pending 672-char remark

   Show marketing remark (672 chars)

   CHARMING FULL-BRICK HOME priced below June 2022 appraisal! There are 2 bedrooms (plus a non-conforming bedroom in lower level), 1 bath and attached one-car garage with cedar lined storage area. Newer storm and front door opens into spacious living room with beautiful hardwood floor. The bedrooms continue this easy care hardwood and have fans with lights. The eat-in kitchen includes all appliances and a pantry. The walk-out lower level includes a 14 x 14 office with a closet. You will find washer and dryer hook up and big open space for you to define in the basement. Storage under the garage ideal for mower etc. AC/2018, shingles/2011. HSA Home Warranty offered.

5. 2022-08-11
   soldstatus Closed 672-char remark

   Show marketing remark (672 chars)

   CHARMING FULL-BRICK HOME priced below June 2022 appraisal! There are 2 bedrooms (plus a non-conforming bedroom in lower level), 1 bath and attached one-car garage with cedar lined storage area. Newer storm and front door opens into spacious living room with beautiful hardwood floor. The bedrooms continue this easy care hardwood and have fans with lights. The eat-in kitchen includes all appliances and a pantry. The walk-out lower level includes a 14 x 14 office with a closet. You will find washer and dryer hook up and big open space for you to define in the basement. Storage under the garage ideal for mower etc. AC/2018, shingles/2011. HSA Home Warranty offered.

6. 2022-07-18
   historical Active Under Contract 672-char remark

   Show marketing remark (672 chars)

   CHARMING FULL-BRICK HOME priced below June 2022 appraisal! There are 2 bedrooms (plus a non-conforming bedroom in lower level), 1 bath and attached one-car garage with cedar lined storage area. Newer storm and front door opens into spacious living room with beautiful hardwood floor. The bedrooms continue this easy care hardwood and have fans with lights. The eat-in kitchen includes all appliances and a pantry. The walk-out lower level includes a 14 x 14 office with a closet. You will find washer and dryer hook up and big open space for you to define in the basement. Storage under the garage ideal for mower etc. AC/2018, shingles/2011. HSA Home Warranty offered.

7. 2022-06-30
   listed $130,000 Active 672-char remark

   Show marketing remark (672 chars)

   CHARMING FULL-BRICK HOME priced below June 2022 appraisal! There are 2 bedrooms (plus a non-conforming bedroom in lower level), 1 bath and attached one-car garage with cedar lined storage area. Newer storm and front door opens into spacious living room with beautiful hardwood floor. The bedrooms continue this easy care hardwood and have fans with lights. The eat-in kitchen includes all appliances and a pantry. The walk-out lower level includes a 14 x 14 office with a closet. You will find washer and dryer hook up and big open space for you to define in the basement. Storage under the garage ideal for mower etc. AC/2018, shingles/2011. HSA Home Warranty offered.

8. 2009-09-14
   soldstatus $108,000
9. 2008-03-05
   soldstatus $100,000
10. 2005-08-17
    soldstatus $88,422

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $1,709 · $142/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 ≥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: $13,166
• − Mortgage interest: −$2,521
• − Property taxes: −$1,709
• − Insurance: −$225
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$1,309
• Taxable income: $5,295
• Est. tax owed @ 24.0%: −$1,271
• After-tax cash flow: $4,364/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

-49.1% since first listed

10 events — show timeline

• 2026-05-15 Delisted — MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $45,000 MARIS as Distributed by MLS Grid
• 2022-08-25 Sold (Public Records) $125,000 Public Records
• 2022-08-15 Pending — MARIS as Distributed by MLS Grid
• 2022-08-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-07-18 Contingent — MARIS as Distributed by MLS Grid
• 2022-06-30 Listed $130,000 MARIS as Distributed by MLS Grid
• 2009-09-14 Sold (Public Records) $108,000 Public Records
• 2008-03-05 Sold (Public Records) $100,000 Public Records
• 2005-08-17 Sold (Public Records) $88,422 Public Records

Property tax history

+1.8%/yr

Latest (2024): $1,709 · -2.9% YoY. Source: county tax records.