6 Irma Ln · Fairview Heights, IL 62208

$144,900

2 bd · 2.0 ba · 822 sqft · SingleFamily public records · 50 Days on market

Built 1945 0.52 ac lot Est $118k · 23% over

---

Why this score? — see what drove the F 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 +14.9/30.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This move-in-ready gem offers the ultimate peace of mind, featuring a total interior transformation paired with major mechanical upgrades. Every essential system is brand new, including the roof, HVAC, hot water heater, plumbing, and electrical, allowing you to move in without the worry of upcoming repairs. Inside, the home boasts a bright and open atmosphere highlighted by sleek finishes, all-new flooring, and a modern kitchen equipped with brand-new appliances. Designed for easy living, the floor plan includes two full bathrooms and a convenient main-floor laundry, ensuring every inch of the space is functional and fresh. The property sits on an expansive lot of over half an acre, providi

Key facts

• 0.52 acre lot
• Garage
• Built 1945

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Front yard; Back yard; Some trees

Interior

• Kitchen: Dishwasher; Free-standing electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Free-standing electric range; Central air; Forced air heating
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $42 ($510/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (8.8% below list).
• Recommended offer: $132k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.1% in Fairview Heights — 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 (#225 in IL, #4,180 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, health & safety F.
• Belleville Twp Hsd 201 (suburban): math 21% / reading 28% proficiency, ranked #308 of 620 in IL (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Illini Elem School (math 22% / reading 32%, grade F, #749 of 2,056 statewide, top 40%, 327 students, 0% FRL); Grant Middle School (math 10% / reading 18%, grade F, #529 of 665 statewide, top 80%, 235 students, 0% FRL); Belleville High School-East (math 23% / reading 30%, grade F, #241 of 693 statewide, top 35%, 2,568 students, 0% FRL).
• Market conditions: 84 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 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 1945 — 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 $132,131 (8.8% below list)

Questions for the listing agent

1. It's been on market 50 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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?
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: 0.91% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $117,546
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Pine Trl	0.20mi	2/1.0	908 (+10%)	21mo	$118,500	$131	52
98 Corel Ln	0.58mi	2/1.0	840 (+2%)	17mo	$120,000	$143	51

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-20,756
• Equity at exit: $21,605

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-14,510
• Equity at exit: $12,528

Cash invested: $40,572 (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 62208

• Home prices YoY: -34.2%
• Active inventory: 84
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $42

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 92%

Sensitivity live

Price	-10% $143	-5% $93	+0% $42	+5% $-8	+10% $-58
Rent	-10% $-62	-5% $-10	+0% $42	+5% $95	+10% $147
Rate	-1.0pp $115	-0.5pp $79	base $42	+0.5pp $5	+1.0pp $-33

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Ram Ct Fairview Heights, IL	2.0	1.5	1100	$1,775	$1.61	25d	1	0.59mi
21 Northbrook Cir Fairview Heights, IL	1.0–3.0	1.0–2.0	992	$1,745	$1.76	0d	7	0.61mi
10021 Saint Clair Ave Fairview Heights, IL	2.0	1.0	924	$1,700	$1.84	25d	1	0.98mi
58 Peachtree Ln Fairview Heights, IL	1.0	1.0	540	$850	$1.57	19d	1	1.42mi
131 Ashley Dr Fairview Heights, IL	1.0	1.0	550	$850	$1.55	13d	1	1.46mi
131 Ashley Dr Fairview Heights, IL	1.0	1.0	550	$850	$1.55	4d	1	1.46mi
89 Peachtree Ln Fairview Heights, IL	2.0	1.0	832	$1,150	$1.38	25d	1	1.46mi
97 Peachtree Ln Fairview Heights, IL	2.0	1.0	832	$1,150	$1.38	3d	1	1.47mi
97 Peachtree Ln Fairview Heights, IL	2.0	1.0	832	$1,150	$1.38	25d	1	1.47mi
122 Ashley Dr Fairview Heights, IL	1.0	1.0	550	$850	$1.55	25d	1	1.47mi
128 Ashley Dr Fairview Heights, IL	1.0	1.0	550	$850	$1.55	19d	1	1.47mi
128 Ashley Dr Fairview Heights, IL	1.0	1.0	550	$710	$1.29	5d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $144,900 Active 50 DOM
2. 2026-06-18
   days on market $144,900 Active 47 DOM
3. 2026-06-17
   days on market $144,900 Active 46 DOM
4. 2026-06-16
   days on market $144,900 Active 45 DOM
5. 2026-06-15
   days on market $144,900 Active 44 DOM
6. 2026-06-13
   days on market $144,900 Active 42 DOM
7. 2026-06-09
   days on market $144,900 Active 38 DOM
8. 2026-06-08
   days on market $144,900 Active 37 DOM
9. 2026-06-07
   days on market $144,900 Active 36 DOM
10. 2026-06-03
    days on market $144,900 Active 32 DOM
11. 2026-06-02
    days on market $144,900 Active 31 DOM
12. 2026-06-01
    days on market $144,900 Active 30 DOM
13. 2026-05-31
    days on market $144,900 Active 29 DOM
14. 2026-05-03
    listed $144,900 Active
15. 2026-04-30
    historical $144,900
16. 2026-03-03
    listed $144,900 Active
17. 2026-03-02
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°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: $15,856
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$4,215
• Taxable loss: −$1,911
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $968/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: Belleville Twp Hsd 201
• NCES district ID: 1705640
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $58,064
• Composite: 22.39/100
• National rank: #8115
• State rank: #308 of 620 in IL

Livability — Fairview Heights

• Score: 75/100
• State rank: #225
• US rank: #4180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview Heights, IL
• County: Saint Clair County · 169,691 people
• City population: 16,821
• Metro: St. Louis, MO-IL
• Population (ZIP): 16,821
• Household income: $80,205
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 555.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Black 33% Two or more races 11% Asian 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea, Jamaica
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

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: ▼ -71.14%
• Current HPI: 136.8631
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-03 Listed $144,900 MARIS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $144,900 MARIS as Distributed by MLS Grid
• 2026-03-03 Listed $144,900 MARIS as Distributed by MLS Grid
• 2026-03-02 Coming Soon — MARIS as Distributed by MLS Grid

Property tax history

-7.7%/yr

Latest (2024): $284 · -74.1% YoY. Source: county tax records.