1109 Saint Clair Ave · Collinsville, IL 62234

$1

3 bd · 3.0 ba · 784 sqft · SingleFamily public records · 297 Days on market

Built 1926 0.52 ac lot

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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 +5.9/30.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. Auction starts 4/12/26-4/14/26 . The sale will be subject to a 5% buyers premium pursuant to the Auction Terms and Conditions (minimum may apply). All auction bids will be processed subject to seller approval. "The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold as is

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 1926

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $179,499 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

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: schools D-, amenities F, commute 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.
• Market conditions: Rents rising (+3.1%/yr); 83 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k 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 297 days — a 12% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: property tax is 269248.8% of price; built in 1926 — 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 $1

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 297 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.63% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.36%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

• ARV (median comp): $179,499
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Saint Clair Ave	0.33mi	2/1.0 (-1)	808 (+3%)	8mo	$108,000	$134	60
1030 Villa Ridge Rd	0.61mi	2/1.0 (-1)	768 (-2%)	6mo	$60,000	$78	50
803 Henry St	0.36mi	2/1.0 (-1)	868 (+11%)	8mo	$105,000	$121	45
147 Courtland Pl	0.28mi	2/1.0 (-1)	864 (+10%)	19mo	$125,000	$145	41
705 Lillian St	0.56mi	2/1.5 (-1)	720 (-8%)	13mo	$79,900	$111	39
700 Caseyville Rd	0.70mi	2/1.0 (-1)	820 (+5%)	13mo	$78,000	$95	36
300 Collinsville Ave	0.66mi	2/1.0 (-1)	823 (+5%)	16mo	$109,900	$134	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: -30.9%
• Equity multiple: -0.02×
• Total profit: $-51,257
• Equity at exit: $26,764

10-year hold

• IRR: -33.2%
• Equity multiple: -0.45×
• Total profit: $-72,814
• Equity at exit: $15,520

Cash invested: $50,260 (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

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$941
• Tax est. 1.5%: −$224 /mo · $2,692/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-350

Break-even live

Break-even rent $1,570

Max offer price $128,832

Occupancy floor —

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Apache Dr Collinsville, IL	2.0	1.0	864	$875	$1.01	2d	1	0.51mi
1108 Apache Dr Unit C Collinsville, IL	2.0	1.0	800	$800	$1.00	2d	1	0.56mi
1104 Arrowhead Dr Collinsville, IL	2.0	1.0	900	$975	$1.08	2d	1	0.59mi
1104 Arrowhead Dr Collinsville, IL	2.0	1.0	900	$975	$1.08	7d	1	0.59mi
1106 Arrowhead Dr Unit A Collinsville, IL	2.0	1.5	950	$975	$1.03	3d	1	0.60mi
626 Greenwood Pl Unit 6 Collinsville, IL	2.0	1.5	950	$950	$1.00	2d	1	0.66mi
1003 S Morrison Ave Unit 37 Collinsville, IL	2.0	1.0	800	$1,100	$1.38	44d	1	0.70mi
1003 S Morrison Ave Unit IB-169 Collinsville, IL	2.0	1.0	900	$1,100	$1.22	2d	1	0.70mi
1225 W Main St Collinsville, IL	3.0	1.0	1010	$1,350	$1.34	7d	1	0.87mi
319 N Hesperia St Collinsville, IL	2.0	1.0	1000	$1,200	$1.20	2d	1	1.15mi
102 W Madison Ave Collinsville, IL	3.0	1.0	1100	$1,650	$1.50	15d	1	1.40mi
88 Bethel Rd Collinsville, IL	2.0	1.5	1000	$1,300	$1.30	44d	1	1.48mi

Listing history 22 events

1. 2026-06-09
   days on market $1 Active 297 DOM
2. 2026-06-08
   days on market $1 Active 296 DOM
3. 2026-06-07
   days on market $1 Active 295 DOM
4. 2026-06-05
   days on market $1 Active 292 DOM
5. 2026-06-03
   days on market $1 Active 291 DOM
6. 2026-06-02
   days on market $1 Active 290 DOM
7. 2026-06-01
   days on market $1 Active 289 DOM
8. 2026-05-31
   days on market $1 Active 288 DOM
9. 2026-02-06
   status Active 611-char remark

   Show marketing remark (611 chars)

   This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. Auction starts 4/12/26-4/14/26 . The sale will be subject to a 5% buyers premium pursuant to the Auction Terms and Conditions (minimum may apply). All auction bids will be processed subject to seller approval. "The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold as is

10. 2025-08-06
    listed $1 Active 611-char remark

    Show marketing remark (611 chars)

    This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. Auction starts 4/12/26-4/14/26 . The sale will be subject to a 5% buyers premium pursuant to the Auction Terms and Conditions (minimum may apply). All auction bids will be processed subject to seller approval. "The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold as is

11. 2025-04-28
    listed $1 Active
12. 2017-10-19
    soldstatus $122,500
13. 2017-10-06
    status Pending
14. 2017-10-06
    soldstatus Closed
15. 2017-08-10
    historical Contingent (No Kickout)
16. 2017-07-26
    price $128,000
17. 2017-07-05
    listed $132,000 Active
18. 2012-06-01
    soldstatus $116,000
19. 2012-05-25
    soldstatus
20. 2011-12-06
    listed $125,000
21. 2007-12-31
    soldstatus $118,500
22. 1995-10-04
    soldstatus $30,000

ⓘ 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 1/10 Low 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: $13,524
• − Mortgage interest: −$10,055
• − Property taxes: −$2,692
• − Insurance: −$897
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$5,222
• Taxable loss: −$7,506
• Est. tax savings @ 24.0%: +$1,802
• After-tax cash flow: $-2,400/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 (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 (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 · 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: ▼ -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

+308.3% since first listed

14 events — show timeline

• 2026-02-06 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-06 Listed $1 MARIS as Distributed by MLS Grid
• 2025-04-28 Listed $1 MARIS as Distributed by MLS Grid
• 2017-10-19 Sold (Public Records) $122,500 Public Records
• 2017-10-06 Pending — MARIS as Distributed by MLS Grid
• 2017-10-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-08-10 Contingent — MARIS as Distributed by MLS Grid
• 2017-07-26 Price Changed $128,000 MARIS as Distributed by MLS Grid
• 2017-07-05 Listed $132,000 MARIS as Distributed by MLS Grid
• 2012-06-01 Sold (Public Records) $116,000 Public Records
• 2012-05-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-12-06 Listed $125,000 MARIS as Distributed by MLS Grid
• 2007-12-31 Sold (Public Records) $118,500 Public Records
• 1995-10-04 Sold (Public Records) $30,000 Public Records

Property tax history

+6.0%/yr

Latest (2024): $2,942 · +10.3% YoY. Source: county tax records.