7919 N Illinois St · Caseyville, IL 62232

$66,000

2 bd · 2.0 ba · 672 sqft · SingleFamily public records · 38 Days on market

Built 1936 1.11 ac lot

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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 +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 2 bed 1 bath home on over 1 acre. Large 1 car finished garage. Nice size deck perfect for entertaining. New flooring 2021, new Kitchen counter tops, back splash, sink and refrigerator.

Key facts

• Large lot
• Full basement
• 2 decks

Tags

• LARGE LOT
• FULL BASEMENT
• 2 DECKS
• BACKING UP TO THE WOODS

Property features AI

Finance

• Other: Living area listed as 672 (public records)

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Aerobic septic system; Electricity connected (Ameren)
• Home design: Single-family residence; One level
• Construction: Frame construction; Architectural shingle roof
• Exterior features: Property sits on approximately 1.11 acres; Adjoins wooded area

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Adjoins wooded area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.3% in Caseyville — 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 74/100 on livability (#241 in IL, #4,389 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, amenities 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: 50 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Clair County population projected at -23% 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 $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $52k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1936 — 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 $64,020 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1936 — 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. 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: 1.52% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.55%
• DSCR: 1.74
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $5,601
• Equity at exit: $9,841

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $26,037
• Equity at exit: $5,706

Cash invested: $18,480 (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 62232

• Active inventory: 50
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$162 /mo · $1,938/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $255

Break-even live

Break-even rent $677

Max offer price $66,000

Occupancy floor 70%

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 S Morrison Ave Unit IB-23 Collinsville, IL	1.0	1.0	700	$1,000	$1.43	10d	1	1.36mi
1003 S Morrison Ave Unit IB-37 Collinsville, IL	1.0	1.0	700	$1,000	$1.43	2d	1	1.36mi

Listing history 23 events

1. 2026-06-18
   days on market $66,000 Active 38 DOM
2. 2026-06-17
   days on market $66,000 Active 37 DOM
3. 2026-06-16
   days on market $66,000 Active 36 DOM
4. 2026-06-15
   days on market $66,000 Active 35 DOM
5. 2026-06-13
   days on market $66,000 Active 33 DOM
6. 2026-06-13
   days on market $66,000 Active 32 DOM
7. 2026-06-09
   days on market $66,000 Active 29 DOM
8. 2026-06-08
   days on market $66,000 Active 28 DOM
9. 2026-06-07
   days on market $66,000 Active 27 DOM
10. 2026-06-05
    days on market $66,000 Active 24 DOM
11. 2026-06-03
    days on market $66,000 Active 23 DOM
12. 2026-06-02
    days on market $66,000 Active 22 DOM
13. 2026-06-01
    days on market $66,000 Active 21 DOM
14. 2026-05-31
    days on market $66,000 Active 20 DOM
15. 2026-05-18
    status Active
16. 2026-04-13
    status Pending
17. 2026-04-02
    listed $66,000 Active
18. 2022-04-04
    soldstatus Closed 200-char remark

    Show marketing remark (200 chars)

    Well maintained 2 bed 1 bath home on over 1 acre. Large 1 car finished garage. Nice size deck perfect for entertaining. New flooring 2021, new Kitchen counter tops, back splash, sink and refrigerator.

19. 2022-03-04
    historical Active Under Contract 200-char remark

    Show marketing remark (200 chars)

    Well maintained 2 bed 1 bath home on over 1 acre. Large 1 car finished garage. Nice size deck perfect for entertaining. New flooring 2021, new Kitchen counter tops, back splash, sink and refrigerator.

20. 2022-03-01
    price $122,500 200-char remark

    Show marketing remark (200 chars)

    Well maintained 2 bed 1 bath home on over 1 acre. Large 1 car finished garage. Nice size deck perfect for entertaining. New flooring 2021, new Kitchen counter tops, back splash, sink and refrigerator.

21. 2022-01-31
    listed $132,500 Active 200-char remark

    Show marketing remark (200 chars)

    Well maintained 2 bed 1 bath home on over 1 acre. Large 1 car finished garage. Nice size deck perfect for entertaining. New flooring 2021, new Kitchen counter tops, back splash, sink and refrigerator.

22. 1989-03-03
    soldstatus $52,000
23. 1989-03-03
    soldstatus $52,000

ⓘ 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: $1,938 · $162/mo
• Projected year-2 tax: $1,938 · $162/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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$3,697
• − Property taxes: −$1,938
• − Insurance: −$330
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,920
• Taxable income: $2,195
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $2,532/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 — Caseyville

• Score: 74/100
• State rank: #241
• US rank: #4389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,480
• Population (ZIP): 7,480

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 250,366 people
• By 2030: 240,511 · -3.9%
• By 2040: 217,391 · -13.2%
• By 2050: 192,699 · -23.0%
• By 2075: 140,637 · -43.8%
• By 2100: 100,499 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 18% Black 9% Two or more races 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Romanian 3% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · St. Clair

• 2024 margin: Lean D (+7.9) · D 53.0% · R 45.1% · Other 1.8%
• 2008→2024 swing: -14.6pp toward R · 2008: 22.4pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+8.7 2016: D+5.6 2012: D+14.5 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.21%
• Current HPI: 124.0291
• 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

+26.9% since first listed

9 events — show timeline

• 2026-05-18 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-13 Pending — MARIS as Distributed by MLS Grid
• 2026-04-02 Listed $66,000 MARIS as Distributed by MLS Grid
• 2022-04-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-04 Contingent — MARIS as Distributed by MLS Grid
• 2022-03-01 Price Changed $122,500 MARIS as Distributed by MLS Grid
• 2022-01-31 Listed $132,500 MARIS as Distributed by MLS Grid
• 1989-03-03 Sold (Public Records) $52,000 Public Records
• 1989-03-03 Sold (Public Records) $52,000 Public Records

Property tax history

+5.1%/yr

Latest (2024): $1,938 · +8.6% YoY. Source: county tax records.