116 Marcia · Wilsonville, IL 62093

$83,000

2 bd · 1.0 ba · 1,034 sqft · SingleFamily · 71 Days on market

Built 1950 0.28 ac lot $80/sqft · 20% above area Est $69k · 20% over

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Why this score? — see what drove the C 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.5/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to this charming and well-maintained 2-bedroom, 1-bath residence located in the heart of Wilsonville! Perfect for first-time buyers, downsizers, or anyone seeking comfort and convenience, this home offers a functional layout for everyone. The living space is filled with natural light and opens easily into the kitchen, making it ideal for everyday living and entertaining. Both bedrooms are comfortably sized. Enjoy peace of mind with a newer A/C and furnace, helping keep utility costs down and comfort levels high year-round. An attached garage provides added convenience, storage, and protection from the elements. Outside, the manageable yard offers space to relax, garden, or personalize to your liking. Located in a quiet neighborhood with easy access to local amenities, this move-in-ready home is a fantastic opportunity for you to own cheaper than rent and you won’t want to miss it!

Key facts

• 0.28 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $83k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,263 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime D-.
• Gillespie CUSD 7 (town): math 14% / reading 20% proficiency, ranked #485 of 620 in IL (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 70 units permitted in Macoupin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($574 loan paydown + $2k appreciation (3.0% local appreciation)).
• Macoupin County population projected at -27% 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $83k implies a 1007% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
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: 1.15% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (median comp): $69,052
• List price: $83,000
• Delta: 20.20%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Gillespie	0.11mi	3/1.0 (+1)	1,000 (-3%)	4mo	$32,000	$32	82
104 Helmuth	0.14mi	2/1.0	900 (-13%)	3mo	$72,500	$81	69
122 Gillespie	0.11mi	2/1.0	1,100 (+6%)	22mo	$79,900	$73	66
215 Short	0.34mi	2/1.0	1,050 (+2%)	20mo	$64,900	$62	64
204 Rice St	0.25mi	2/1.0	924 (-11%)	14mo	$29,900	$32	60

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: 20.6%
• Equity multiple: 2.17×
• Total profit: $27,196
• Equity at exit: $37,320

10-year hold

• IRR: 21.7%
• Equity multiple: 4.12×
• Total profit: $72,615
• Equity at exit: $57,515

Cash invested: $23,240 (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 62093

• Active inventory: 7
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$15 /mo · $183/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $271

Break-even live

Break-even rent $614

Max offer price $83,000

Occupancy floor 67%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $83,000 Active 71 DOM
2. 2026-06-17
   days on market $83,000 Active 70 DOM
3. 2026-06-16
   days on market $83,000 Active 69 DOM
4. 2026-06-15
   days on market $83,000 Active 68 DOM
5. 2026-06-13
   days on market $83,000 Active 66 DOM
6. 2026-06-12
   days on market $83,000 Active 65 DOM
7. 2026-06-09
   days on market $83,000 Active 62 DOM
8. 2026-06-08
   days on market $83,000 Active 61 DOM
9. 2026-06-07
   days on market $83,000 Active 60 DOM
10. 2026-06-05
    days on market $83,000 Active 58 DOM
11. 2026-06-04
    days on market $83,000 Active 56 DOM
12. 2026-06-02
    days on market $83,000 Active 55 DOM
13. 2026-06-01
    days on market $83,000 Active 54 DOM
14. 2026-05-31
    days on market $83,000 Active 53 DOM
15. 2026-05-31
    days on market $83,000 Active 52 DOM
16. 2026-04-09
    listed $88,000 Active 914-char remark

    Show marketing remark (914 chars)

    Welcome home to this charming and well-maintained 2-bedroom, 1-bath residence located in the heart of Wilsonville! Perfect for first-time buyers, downsizers, or anyone seeking comfort and convenience, this home offers a functional layout for everyone. The living space is filled with natural light and opens easily into the kitchen, making it ideal for everyday living and entertaining. Both bedrooms are comfortably sized. Enjoy peace of mind with a newer A/C and furnace, helping keep utility costs down and comfort levels high year-round. An attached garage provides added convenience, storage, and protection from the elements. Outside, the manageable yard offers space to relax, garden, or personalize to your liking. Located in a quiet neighborhood with easy access to local amenities, this move-in-ready home is a fantastic opportunity for you to own cheaper than rent and you won’t want to miss it!

17. 2026-04-08
    historical $88,000 914-char remark

    Show marketing remark (914 chars)

    Welcome home to this charming and well-maintained 2-bedroom, 1-bath residence located in the heart of Wilsonville! Perfect for first-time buyers, downsizers, or anyone seeking comfort and convenience, this home offers a functional layout for everyone. The living space is filled with natural light and opens easily into the kitchen, making it ideal for everyday living and entertaining. Both bedrooms are comfortably sized. Enjoy peace of mind with a newer A/C and furnace, helping keep utility costs down and comfort levels high year-round. An attached garage provides added convenience, storage, and protection from the elements. Outside, the manageable yard offers space to relax, garden, or personalize to your liking. Located in a quiet neighborhood with easy access to local amenities, this move-in-ready home is a fantastic opportunity for you to own cheaper than rent and you won’t want to miss it!

18. 2023-07-26
    soldstatus Closed 216-char remark

    Show marketing remark (216 chars)

    This 2 bedroom, 1 bath ranch is updated, clean, and ready to be moved into and enjoyed! Includes fresh paint, new flooring, newer HVAC and furnace, and roof 2 years old. Call for your chance to view this lovely home.

19. 2023-06-27
    status Pending 216-char remark

    Show marketing remark (216 chars)

    This 2 bedroom, 1 bath ranch is updated, clean, and ready to be moved into and enjoyed! Includes fresh paint, new flooring, newer HVAC and furnace, and roof 2 years old. Call for your chance to view this lovely home.

20. 2023-06-22
    listed $65,000 Active 216-char remark

    Show marketing remark (216 chars)

    This 2 bedroom, 1 bath ranch is updated, clean, and ready to be moved into and enjoyed! Includes fresh paint, new flooring, newer HVAC and furnace, and roof 2 years old. Call for your chance to view this lovely home.

21. 2010-03-18
    soldstatus $7,500
22. 2010-02-01
    soldstatus $7,500
23. 2009-09-17
    listed $9,900

ⓘ 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: $183 · $15/mo
• Projected year-2 tax: $1,034 · $86/mo
• Expected delta: +$850/yr (+$71/mo · 464.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,480
• − Mortgage interest: −$4,649
• − Property taxes: −$183
• − Insurance: −$415
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,415
• Taxable income: $1,981
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $2,772/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: Gillespie CUSD 7
• NCES district ID: 1716680
• Math proficiency: 14% ▼ -12.00%
• Reading proficiency: 20% ▼ -19.00%
• Median HH income: $41,399
• Composite: 14.59/100
• National rank: #9413
• State rank: #485 of 620 in IL

Livability — Wilsonville

• Score: 54/100
• State rank: #1263
• US rank: #23763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilsonville, IL
• Population (ZIP): 473

Population outlook (Macoupin County) Hauer SSP2

• Today (2025): 42,867 people
• By 2030: 40,796 · -4.8%
• By 2040: 36,135 · -15.7%
• By 2050: 31,469 · -26.6%
• By 2075: 22,102 · -48.4%
• By 2100: 15,380 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 95% English-only · Russian/Polish/Slavic 5%

Political lean MEDSL · Macoupin

• 2024 margin: Solid R (+39.2) · D 29.4% · R 68.7% · Other 1.9%
• 2008→2024 swing: -49.0pp toward R · 2008: 9.8pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+35.0 2012: R+7.0 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+788.9% since first listed

8 events — show timeline

• 2026-04-09 Listed $88,000 MARIS as Distributed by MLS Grid
• 2026-04-08 Coming Soon $88,000 MARIS as Distributed by MLS Grid
• 2023-07-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-06-27 Pending — MARIS as Distributed by MLS Grid
• 2023-06-22 Listed $65,000 MARIS as Distributed by MLS Grid
• 2010-03-18 Sold (MLS) $7,500 RMLSA as Distributed by MLS Grid
• 2010-02-01 Sold (Public Records) $7,500 Public Records
• 2009-09-17 Listed $9,900 RMLSA as Distributed by MLS Grid

Property tax history

-2.7%/yr

Latest (2024): $183 · -36.6% YoY. Source: county tax records.