717 Crestwood Dr · Godfrey, IL 62035

$40,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 34 Days on market

Built 1940 1.00 ac lot ↓ 11% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Price listed is Starting Bid Only. Bidding starts closing 6/17/2026 @ 5 p. m. This 3BR/2BA solid brick estate home in Godfrey offers timeless old-world charm and classic craftsman-style highlights throughout, just waiting for your personal updates and finishing touches to bring this home to life! The living room is anchored by a woodburning fireplace and features beautiful built-in hardwood columns with bookshelves that open into the formal dining room which is sun-swept with natural light through large bay windows. Solid hardwood flooring extends throughout the main level, adding warmth and character to the home’s inviting interior. The primary bedroom is situated on the main level,

Key facts

• 1 acre lot
• 2 parking spots
• Built 1940

Property features AI

Finance

• Other: Property type: Residential, single-family; Living area reported as 1,344 (per public records); Lot size approximately 1 acre (per public records)
• Financial info: Lease not considered

Exterior

• Parking: Carport with space for 2 vehicles (total parking for 2)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family residence; One-level home; Private ownership
• Construction: Block, brick and other construction materials; Architectural shingle roof; Has a full basement with interior and exterior entry and a bathroom
• Exterior features: Covered front porch; Back yard and front yard; Few trees on lot

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms (one on main level, one in basement)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Built-in features; Crown molding; Wood-burning fireplace (1)
• Laundry & utility: Laundry located in the basement

🔨 Auction listing. The $40,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $179,508 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $-292 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 4.7% vs local median 3.6% in Godfrey — 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 64/100 on livability (#683 in IL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Alton CUSD 11 (suburban): math 12% / reading 13% proficiency, ranked #544 of 620 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Alton High School (math 20% / reading 25%, grade F, #317 of 693 statewide, top 46%, 1,990 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 61 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 6.7% of price; flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.65%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $179,508
• List price: $40,000
• Delta: -77.72%
• 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
820 Southmoor Pl	0.10mi	3/2.0	1,387 (+3%)	10mo	$225,000	$162	82
3303 Greenwood Ln	0.25mi	2/2.5 (-1)	1,314 (-2%)	8mo	$225,000	$171	71
2709 Greenwood Ln	0.64mi	3/2.0	1,325 (-1%)	0mo	$160,000	$121	68
3413 Greenwood Ln	0.31mi	2/1.5 (-1)	1,248 (-7%)	2mo	$178,500	$143	65
361 Hand Dr	0.46mi	3/1.5	1,408 (+5%)	12mo	$169,900	$121	59
2825 Gerson Ave	0.67mi	3/2.0	1,365 (+2%)	10mo	$30,000	$22	57
125 Anna Ave	0.65mi	3/1.0	1,350 (+0%)	10mo	$19,900	$15	57
4617 Mary Ave	0.55mi	3/1.0	1,404 (+4%)	9mo	$158,000	$113	55
4620 N Alby Rd	0.73mi	3/2.0	1,439 (+7%)	4mo	$94,900	$66	51
2811 Francis Dr	0.51mi	2/2.0 (-1)	1,521 (+13%)	6mo	$130,000	$85	44
2704 Greenwood Ln	0.67mi	3/2.0	1,500 (+12%)	6mo	$192,000	$128	44
2723 Walter St	0.59mi	2/2.0 (-1)	1,174 (-13%)	6mo	$99,900	$85	41

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: -28.4%
• Equity multiple: 0.05×
• Total profit: $-47,646
• Equity at exit: $26,765

10-year hold

• IRR: -27.4%
• Equity multiple: -0.30×
• Total profit: $-65,237
• Equity at exit: $15,521

Cash invested: $50,262 (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 62035

• Home prices YoY: -26.0%
• Active inventory: 61
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$941
• Tax est. 1.5%: −$224 /mo · $2,693/yr
• Insurance: −$75
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-292

Break-even live

Break-even rent $1,641

Max offer price $137,224

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-230	+0% $-292	+5% $-354	+10% $-416
Rent	-10% $-393	-5% $-342	+0% $-292	+5% $-242	+10% $-192
Rate	-1.0pp $-202	-0.5pp $-247	base $-292	+0.5pp $-339	+1.0pp $-386

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: $44,877
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5003 Cavalier Ct Godfrey, IL	3.0	2.0	1024	$1,350	$1.32	2d	1	0.42mi
3108 Alby St Alton, IL	2.0	1.0	900	$1,000	$1.11	44d	1	1.25mi

Listing history 18 events

1. 2026-06-18
   status $40,000 Pending 34 DOM
2. 2026-06-17
   days on market $40,000 Active 34 DOM
3. 2026-06-16
   days on market $40,000 Active 33 DOM
4. 2026-06-15
   days on market $40,000 Active 32 DOM
5. 2026-06-13
   days on market $40,000 Active 30 DOM
6. 2026-06-09
   days on market $40,000 Active 26 DOM
7. 2026-06-08
   days on market $40,000 Active 25 DOM
8. 2026-06-07
   days on market $40,000 Active 24 DOM
9. 2026-06-03
   days on market $40,000 Active 20 DOM
10. 2026-06-02
    days on market $40,000 Active 19 DOM
11. 2026-06-01
    days on market $40,000 Active 18 DOM
12. 2026-05-31
    days on market $40,000 Active 17 DOM
13. 2026-05-15
    listed $40,000 Active 1837-char remark
14. 2026-05-14
    historical $40,000 1837-char remark
15. 2001-05-16
    soldstatus $96,500
16. 1998-08-04
    soldstatus $92,000
17. 1993-08-04
    soldstatus $80,000
18. 1992-03-17
    soldstatus $45,000

ⓘ 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 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 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: $15,249
• − Mortgage interest: −$10,055
• − Property taxes: −$2,693
• − Insurance: −$1,564
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$5,222
• Taxable loss: −$6,725
• Est. tax savings @ 24.0%: +$1,614
• After-tax cash flow: $-1,893/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: Alton CUSD 11
• NCES district ID: 1703600
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 13% ▼ -10.00%
• Median HH income: $46,257
• Composite: 11.34/100
• National rank: #9710
• State rank: #544 of 620 in IL

Livability — Godfrey

• Score: 64/100
• State rank: #683
• US rank: #13969

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Godfrey, IL
• City population: 15,915
• Population (ZIP): 15,915

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 (88%)
• Race & ethnicity: White 88% Black 5% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 3% Romanian 2% Slovak 2%
• Foreign-born: 1%

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: ▼ -71.86%
• Current HPI: 204.9507
• 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

-11.1% since first listed

6 events — show timeline

• 2026-05-15 Listed $40,000 MARIS as Distributed by MLS Grid
• 2026-05-14 Coming Soon $40,000 MARIS as Distributed by MLS Grid
• 2001-05-16 Sold (Public Records) $96,500 Public Records
• 1998-08-04 Sold (Public Records) $92,000 Public Records
• 1993-08-04 Sold (Public Records) $80,000 Public Records
• 1992-03-17 Sold (Public Records) $45,000 Public Records

Property tax history

+3.3%/yr

Latest (2024): $3,380 · +5.7% YoY. Source: county tax records.