1664 5th St · Madison, IL 62060

$25,000

4 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 39 Days on market

Built 1900 5,244 sqft lot $21/sqft · 61% below area ↓ 19% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Appreciation +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.2/10.0

Listing remarks

NO SHOWINGS. DO NOT DISTURB OCCUPANT. Positioned in the heart of Madison, this classic single-story home offers a fantastic opportunity for buyers. Featuring approximately 1,200 square feet of living space, the home includes 3–4 bedrooms and 1 bathroom, providing a flexible layout to suit a variety of needs. Originally built in 1900, this property sits on a manageable lot and showcases the character of an established neighborhood. With its traditional frame construction and detached garage potential, the home is ready for its full value to be unlocked. The surrounding area provides easy connectivity to major roadways, making commutes to Granite City and downtown St. Louis simple and e

Key facts

• Proximity to parks
• Everyday amenities
• Local dining

Tags

• CLASSIC SINGLE-STORY HOME
• TRADITIONAL FRAME CONSTRUCTION
• DETACHED GARAGE POTENTIAL
• PROXIMITY TO PARKS
• LOCAL DINING
• EVERYDAY AMENITIES

Property features AI

Finance

• Other: Auction listed; No home warranty
• Financial info: Lease not considered

Exterior

• Parking: Attached or detached garage with space for 2 vehicles
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; Two levels; Residential property
• Construction: Built with other/unspecified construction materials
• Exterior features: Lot approximately 0.12 acres

Interior

• Bedrooms: Three bedrooms (all on the upper level)
• Bathrooms: One full bathroom (upper level)
• Heating & cooling: Other heating; Other cooling
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#861 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: health & safety C-, amenities F, commute F.
• Madison CUSD 12 (suburban): math 2% / reading 4% proficiency, ranked #619 of 620 in IL (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Madison Senior High School (math 5% / reading 5%, grade F, #614 of 693 statewide, top 95%, 159 students, 0% FRL) — zoned schools average 0% FRL vs 84% district-wide (84 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP; 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — 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 $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1900 — 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 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. 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?
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: 5.38% ✓
• Cap rate: 47.65%
• Cash-on-cash: 147.69%
• DSCR: 7.57
• GRM: 1.5

CMA / ARV

• ARV (median comp): $64,126
• List price: $25,000
• Delta: -61.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1664 5th St	0.00mi	3/1.0 (-1)	1,200 (0%)	0mo	$25,000	$21	95
1832 2nd	0.30mi	3/1.0 (-1)	1,135 (-5%)	12mo	$65,000	$57	62
1821 Edwardsville Rd	0.27mi	3/2.5 (-1)	1,302 (+8%)	7mo	$179,900	$138	56
2013 Beckwith Ave	0.46mi	3/1.0 (-1)	1,040 (-13%)	2mo	$94,990	$91	49
1920 12th St	0.53mi	3/1.0 (-1)	1,089 (-9%)	14mo	$112,000	$103	43
1709 Elizabeth St	0.62mi	3/1.0 (-1)	1,120 (-7%)	20mo	$100,000	$89	38

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: —
• Equity multiple: 8.27×
• Total profit: $50,857
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 17.44×
• Total profit: $115,093
• Equity at exit: $2,162

Cash invested: $7,000 (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 62060

• Home prices YoY: -2.0%
• Active inventory: 10
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $862

Break-even live

Break-even rent $254

Max offer price $25,000

Occupancy floor 31%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $25,000 Pending 39 DOM
2. 2026-06-03
   days on market $25,000 Active 37 DOM
3. 2026-06-02
   days on market $25,000 Active 36 DOM
4. 2026-06-01
   days on market $25,000 Active 35 DOM
5. 2026-05-31
   days on market $25,000 Active 34 DOM
6. 2026-04-27
   listed $25,000 Active 1040-char remark
7. 2005-03-11
   soldstatus $31,000

ⓘ 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: $712 · $59/mo
• Projected year-2 tax: $712 · $59/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 ≥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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,138
• − Mortgage interest: −$1,400
• − Property taxes: −$712
• − Insurance: −$125
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$727
• Taxable income: $10,591
• Est. tax owed @ 24.0%: −$2,542
• After-tax cash flow: $7,796/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: Madison CUSD 12
• NCES district ID: 1723970
• Math proficiency: 2% ▼ -3.50%
• Reading proficiency: 4% ▼ -4.00%
• Median HH income: $23,597
• Composite: 1.5/100
• National rank: #10107
• State rank: #619 of 620 in IL

Livability — Madison

• Score: 62/100
• State rank: #861
• US rank: #16841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madison, IL
• City population: 3,619
• Population (ZIP): 3,619

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 Black (66%)
• Race & ethnicity: Black 66% White 23% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Portuguese 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% 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: ▼ -4.03%
• Current HPI: 197.5454
• 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

-19.4% since first listed

4 events — show timeline

• 2026-06-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-06-05 Pending — MARIS as Distributed by MLS Grid
• 2026-04-27 Listed $25,000 MARIS as Distributed by MLS Grid
• 2005-03-11 Sold (Public Records) $31,000 Public Records

Property tax history

+1.1%/yr

Latest (2024): $712 · +7.3% YoY. Source: county tax records.