110 12th St · Wood River, IL 62095

$59,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 114 Days on market

Built 1928 6,490 sqft lot $82/sqft · 32% below area Est $87k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors!!! Property has a tenant in it at $900/mo!! Add this house to your portfolio today! Located in a quiet Wood River neighborhood, just minutes from shopping, restaurants, highways, etc!! This same seller has a total of 4 properties listed, so let's work out a deal! ***Seller financing available!!!***

Key facts

• 6,490 sq ft lot
• Built 1928
• Listed 114 days

🏷️ Possibly a rental listed for sale. The $59,000 price doesn't fit this home's estimated sale value (~$86,859) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($891 rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 5.9% in Wood River — 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 75/100 on livability (#214 in IL, #4,027 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities C-, commute D+, employment D+.
• Roxana CUSD 1 (suburban): math 18% / reading 19% proficiency, ranked #440 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 33 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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: 1.51% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.36%
• DSCR: 1.82
• GRM: 5.5

CMA / ARV

• ARV (median comp): $86,859
• List price: $59,000
• Delta: -32.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Madison Ave	0.13mi	2/1.0	696 (-3%)	6mo	$91,000	$131	83
531 12th St	0.41mi	2/1.0	763 (+6%)	10mo	$83,900	$110	62
823 Tennyson Ave	0.52mi	2/1.0	748 (+4%)	11mo	$69,000	$92	60
1440 Ladd Ave	0.26mi	3/1.0 (+1)	816 (+13%)	2mo	$50,000	$61	59
545 S 7th St	0.56mi	2/1.0	768 (+7%)	7mo	$125,900	$164	57
215 Doerr St	0.70mi	2/1.0	696 (-3%)	6mo	$104,000	$149	56
511 E Penning Ave	0.58mi	2/1.0	736 (+2%)	16mo	$45,000	$61	56
824 Whittier St	0.49mi	2/1.0	672 (-7%)	12mo	$44,900	$67	56
1233 Madison Ave	0.08mi	2/1.0	823 (+14%)	21mo	$57,000	$69	55
214 Reller St	0.70mi	2/1.0	720 (0%)	15mo	$105,000	$146	54
825 Hawthorne Ave	0.41mi	2/1.0	780 (+8%)	20mo	$99,900	$128	50
300 Clark St	0.59mi	2/1.0	816 (+13%)	14mo	$82,000	$100	39

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $6,581
• Equity at exit: $8,797

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $26,626
• Equity at exit: $5,101

Cash invested: $16,520 (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 62095

• Home prices YoY: -22.9%
• Active inventory: 33
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $891 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $253

Break-even live

Break-even rent $571

Max offer price $59,000

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 E Lorena Ave Wood River, IL	1.0	1.0	615	$1,150	$1.87	2d	1	0.76mi
111 S Central Ave Roxana, IL	1.0	1.0	600	$650	$1.08	2d	1	0.81mi
103 W 1st St Unit C Roxana, IL	1.0	1.0	700	$650	$0.93	2d	1	0.85mi

Listing history 22 events

1. 2026-06-18
   days on market $59,000 Active 114 DOM
2. 2026-06-17
   days on market $59,000 Active 113 DOM
3. 2026-06-16
   days on market $59,000 Active 112 DOM
4. 2026-06-15
   days on market $59,000 Active 111 DOM
5. 2026-06-13
   days on market $59,000 Active 109 DOM
6. 2026-06-09
   days on market $59,000 Active 105 DOM
7. 2026-06-08
   days on market $59,000 Active 104 DOM
8. 2026-06-07
   days on market $59,000 Active 103 DOM
9. 2026-06-05
   days on market $59,000 Active 100 DOM
10. 2026-06-03
    days on market $59,000 Active 99 DOM
11. 2026-06-02
    days on market $59,000 Active 98 DOM
12. 2026-06-01
    days on market $59,000 Active 97 DOM
13. 2026-05-31
    days on market $59,000 Active 96 DOM
14. 2026-03-11
    status Active 321-char remark

    Show marketing remark (321 chars)

    Calling all investors!!! Property has a tenant in it at $900/mo!! Add this house to your portfolio today! Located in a quiet Wood River neighborhood, just minutes from shopping, restaurants, highways, etc!! This same seller has a total of 4 properties listed, so let's work out a deal! ***Seller financing available!!!***

15. 2026-03-09
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Calling all investors!!! Property has a tenant in it at $900/mo!! Add this house to your portfolio today! Located in a quiet Wood River neighborhood, just minutes from shopping, restaurants, highways, etc!! This same seller has a total of 4 properties listed, so let's work out a deal! ***Seller financing available!!!***

16. 2026-03-06
    status Active 321-char remark

    Show marketing remark (321 chars)

    Calling all investors!!! Property has a tenant in it at $900/mo!! Add this house to your portfolio today! Located in a quiet Wood River neighborhood, just minutes from shopping, restaurants, highways, etc!! This same seller has a total of 4 properties listed, so let's work out a deal! ***Seller financing available!!!***

17. 2026-02-21
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Calling all investors!!! Property has a tenant in it at $900/mo!! Add this house to your portfolio today! Located in a quiet Wood River neighborhood, just minutes from shopping, restaurants, highways, etc!! This same seller has a total of 4 properties listed, so let's work out a deal! ***Seller financing available!!!***

18. 2026-02-09
    listed $59,000 Active 321-char remark

    Show marketing remark (321 chars)

    Calling all investors!!! Property has a tenant in it at $900/mo!! Add this house to your portfolio today! Located in a quiet Wood River neighborhood, just minutes from shopping, restaurants, highways, etc!! This same seller has a total of 4 properties listed, so let's work out a deal! ***Seller financing available!!!***

19. 2025-09-20
    historical $900
20. 2025-09-04
    price $900
21. 2025-08-21
    listed $950
22. 2006-10-30
    soldstatus $185,000

ⓘ 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: $1,404 · $117/mo
• Projected year-2 tax: $1,404 · $117/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 ≥107°F today · 20 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: $10,691
• − Mortgage interest: −$3,305
• − Property taxes: −$1,404
• − Insurance: −$295
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$1,716
• Taxable income: $2,260
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $2,491/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: Roxana CUSD 1
• NCES district ID: 1735010
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $50,661
• Composite: 16.73/100
• National rank: #9164
• State rank: #440 of 620 in IL

Livability — Wood River

• Score: 75/100
• State rank: #214
• US rank: #4027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wood River, IL
• County: Madison County · 189,064 people
• City population: 10,726
• Metro: St. Louis, MO-IL
• Population (ZIP): 10,726
• Household income: $65,013
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 383.0

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 (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -64.69%
• Current HPI: 217.1264
• Rent YoY: —
• 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

-68.1% since first listed

9 events — show timeline

• 2026-03-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-09 Pending — MARIS as Distributed by MLS Grid
• 2026-03-06 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-21 Pending — MARIS as Distributed by MLS Grid
• 2026-02-09 Listed $59,000 MARIS as Distributed by MLS Grid
• 2025-09-20 Rental Removed $900 APPFOLIO
• 2025-09-04 Price Changed $900 APPFOLIO
• 2025-08-21 Listed for Rent $950 APPFOLIO
• 2006-10-30 Sold (Public Records) $185,000 Public Records

Property tax history

+2.2%/yr

Latest (2024): $1,404 · +5.2% YoY. Source: county tax records.