528 E Main St · Collinsville, IL 62234

$160,000

2 bd · 3.0 ba · 1,923 sqft · MultiFamily public records · 34 Days on market

Built 1900 7,723 sqft lot $83/sqft · 7% above area Est $150k · 7% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +4.4/15.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Excellent opportunity to own a versatile multi-unit property in a convenient Collinsville location! This two-unit building offers strong income potential for investors or could be ideal for an owner-occupant looking to offset expenses with rental income. Unit A, located on the main level, features 3 bedrooms, 2 bathrooms, laundry hookups, a spacious living room, kitchen, and an additional flexible room that could serve as either a family room or dining area. Upstairs, Unit B includes 2 bedrooms, 1 bathroom, a kitchen, and additional storage space. The property also includes an oversized detached 1-car garage located at the rear of the property, offering extra storage or parking options. Con

Key facts

• Income potential
• Flexible room
• Multi-unit property

Tags

• MULTI-UNIT PROPERTY
• INCOME POTENTIAL
• LAUNDRY HOOKUPS
• FLEXIBLE ROOM
• ADDITIONAL STORAGE SPACE
• OVERSIZED DETACHED GARAGE

Property features AI

Finance

• Other: Ownership is private
• Financial info: Seller may consider concessions; No second mortgage reported; Lease not considered
• HOA & community: No HOA information provided

Exterior

• Parking: 1 garage space (total parking for 1 vehicle)
• Security: No security details provided
• Utilities: Public water; Electric service by Ameren; Cable available
• Home design: Residential income property; 2-4 unit multifamily (two units); One building; Two stories
• Construction: Brick and vinyl siding exterior
• Exterior features: Garage(s); Lot is approximately 0.1773 acres; No pool

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One 3-bedroom unit; One 2-bedroom unit
• Flooring: No flooring details provided
• Bathrooms: 3 bathrooms total (2 in the 3-bedroom unit, 1 in the 2-bedroom unit)
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning
• Interior features: Unfinished basement; Two-level building
• Laundry & utility: No laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.0% in Collinsville — 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 67/100 on livability (#491 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety 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: Rents rising (+3.1%/yr); 83 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $160k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $155,200 (3.0% below list)

Questions for the listing agent

1. 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?
2. Built in 1900 — 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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.29%
• DSCR: 1.81
• GRM: 5.7

CMA / ARV

• ARV (median comp): $149,547
• List price: $160,000
• Delta: 6.99%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
246 Center	0.36mi	3/2.0 (+1)	2,100 (+9%)	12mo	$60,000	$29	48
231 South St	0.53mi	3/3.0 (+1)	2,128 (+11%)	21mo	$125,000	$59	35

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 · 3.1% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.40×
• Total profit: $17,875
• Equity at exit: $23,857

10-year hold

• IRR: 19.3%
• Equity multiple: 2.63×
• Total profit: $72,866
• Equity at exit: $13,834

Cash invested: $44,800 (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 62234

• Home prices YoY: -17.1%
• Rents YoY: 3.1%
• Active inventory: 83
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$839
• Tax from tax record: −$275 /mo · $3,302/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $683

Break-even live

Break-even rent $1,495

Max offer price $160,000

Occupancy floor 66%

Sensitivity live

Price	-10% $773	-5% $728	+0% $683	+5% $637	+10% $592
Rent	-10% $496	-5% $590	+0% $683	+5% $776	+10% $869
Rate	-1.0pp $763	-0.5pp $723	base $683	+0.5pp $641	+1.0pp $599

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,251
1× unit	2	1	$1,109
Total (2 units)			$2,359

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 Vine St Collinsville, IL	3.0	2.0	1274	$1,875	$1.47	2d	1	0.34mi
307 N Clinton St Collinsville, IL	3.0	2.0	1395	$1,700	$1.22	2d	1	0.44mi
108 S Hesperia St Collinsville, IL	2.0	2.0	1450	$1,300	$0.90	8d	1	0.64mi
300 Bethel Rd Collinsville, IL	3.0	1.0	1250	$1,350	$1.08	44d	1	0.80mi
1302 Eileen St Collinsville, IL	3.0	2.0	1700	$1,650	$0.97	44d	1	1.28mi

Listing history 18 events

1. 2026-06-18
   days on market $160,000 Active 34 DOM
2. 2026-06-17
   days on market $160,000 Active 33 DOM
3. 2026-06-16
   days on market $160,000 Active 32 DOM
4. 2026-06-15
   days on market $160,000 Active 31 DOM
5. 2026-06-13
   days on market $160,000 Active 29 DOM
6. 2026-06-13
   days on market $160,000 Active 28 DOM
7. 2026-06-09
   days on market $160,000 Active 25 DOM
8. 2026-06-08
   days on market $160,000 Active 24 DOM
9. 2026-06-07
   days on market $160,000 Active 23 DOM
10. 2026-06-05
    days on market $160,000 Active 20 DOM
11. 2026-06-03
    days on market $160,000 Active 19 DOM
12. 2026-06-02
    days on market $160,000 Active 18 DOM
13. 2026-06-01
    days on market $160,000 Active 17 DOM
14. 2026-05-31
    days on market $160,000 Active 16 DOM
15. 2026-05-15
    listed $160,000 Active 1041-char remark
16. 2013-12-11
    soldstatus $82,000
17. 2007-02-21
    soldstatus $78,000
18. 1989-05-31
    soldstatus $94,000

ⓘ 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: $3,302 · $275/mo
• Projected year-2 tax: $3,467 · $289/mo
• Expected delta: +$165/yr (+$14/mo · 5.0%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,308
• − Mortgage interest: −$8,962
• − Property taxes: −$3,302
• − Insurance: −$800
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$4,655
• Taxable income: $6,060
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $6,738/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 — Collinsville

• Score: 67/100
• State rank: #491
• US rank: #10221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collinsville, IL
• County: Madison County · 189,064 people
• City population: 31,648
• Metro: St. Louis, MO-IL
• Population (ZIP): 31,648
• Household income: $69,607
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 801.0

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 (73%)
• Race & ethnicity: White 73% Black 13% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -46.21%
• Current HPI: 223.6438
• Rent YoY: ▲ 3.10%
• 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

+70.2% since first listed

4 events — show timeline

• 2026-05-15 Listed $160,000 MARIS as Distributed by MLS Grid
• 2013-12-11 Sold (Public Records) $82,000 Public Records
• 2007-02-21 Sold (Public Records) $78,000 Public Records
• 1989-05-31 Sold (Public Records) $94,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $3,302 · +5.0% YoY. Source: county tax records.