350 S St. Louis Ave · Kampsville, IL 62053

$60,000

2 bd · 1.0 ba · 1,560 sqft · SingleFamily · 150 Days on market

Built 1954 Fair condition 0.33 ac lot $38/sqft · 31% below area Est $87k · 31% under ↓ 13% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

New price for this sturdy 2 bedroom home tucked back off the road. Follow the Great River Rd. to Kampsville to Hwy 96 one block to St. Louis Ave., turn right behind second house. Pull in under the covered parking or check out the detached garage. From the back entry you'll find the kitchen which currently offers laundry area. (This can be moved back into the full, unfinished basement.) The front living room offers great natural light and leads to the hall with 2 bedrooms and the full bath dividing the bedrooms. Off the kitchen is the basement entry. The basement area is 24 x 28 estimated unfinished but offers great storage or hobby use. Ameren electric and natural gas at this location as well as public water / public sewer. Call today to view this one! Selling cash or conventional loan. Sellers Estate to make no repairs. Buyer may have inspections.

Key facts

• 0.33 acre lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,273 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Calhoun CUSD 40 (rural): math 24% / reading 26% proficiency, ranked #320 of 620 in IL (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 11 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($415 loan paydown + $1k appreciation (1.7% local appreciation)).
• Calhoun County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 1.79% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.13%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $86,950
• List price: $60,000
• Delta: -30.99%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Broadway	0.13mi	2/1.0	1,568 (+0%)	16mo	$53,150	$34	80
638 Broadway	0.41mi	3/2.0 (+1)	1,471 (-6%)	20mo	$92,500	$63	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 2.84×
• Total profit: $30,890
• Equity at exit: $22,600

10-year hold

• IRR: 36.2%
• Equity multiple: 5.55×
• Total profit: $76,500
• Equity at exit: $31,745

Cash invested: $16,800 (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 62053

• Home prices YoY: 1.8%
• Active inventory: 6
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $436

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 55%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $60,000 Active 150 DOM
2. 2026-06-17
   days on market $60,000 Active 149 DOM
3. 2026-06-16
   days on market $60,000 Active 148 DOM
4. 2026-06-15
   days on market $60,000 Active 147 DOM
5. 2026-06-13
   pricedays on market $60,000 Active 145 DOM
6. 2026-06-12
   days on market $68,000 Active 144 DOM
7. 2026-06-09
   days on market $68,000 Active 141 DOM
8. 2026-06-08
   days on market $68,000 Active 140 DOM
9. 2026-06-07
   days on market $68,000 Active 139 DOM
10. 2026-06-05
    days on market $68,000 Active 137 DOM
11. 2026-06-04
    days on market $68,000 Active 135 DOM
12. 2026-06-02
    days on market $68,000 Active 134 DOM
13. 2026-06-01
    days on market $68,000 Active 133 DOM
14. 2026-05-31
    days on market $68,000 Active 132 DOM
15. 2026-05-31
    days on market $68,000 Active 131 DOM
16. 2026-04-11
    price $68,000 861-char remark

    Show marketing remark (861 chars)

    New price for this sturdy 2 bedroom home tucked back off the road. Follow the Great River Rd. to Kampsville to Hwy 96 one block to St. Louis Ave., turn right behind second house. Pull in under the covered parking or check out the detached garage. From the back entry you'll find the kitchen which currently offers laundry area. (This can be moved back into the full, unfinished basement.) The front living room offers great natural light and leads to the hall with 2 bedrooms and the full bath dividing the bedrooms. Off the kitchen is the basement entry. The basement area is 24 x 28 estimated unfinished but offers great storage or hobby use. Ameren electric and natural gas at this location as well as public water / public sewer. Call today to view this one! Selling cash or conventional loan. Sellers Estate to make no repairs. Buyer may have inspections.

17. 2026-03-06
    price $73,000 861-char remark

    Show marketing remark (861 chars)

    New price for this sturdy 2 bedroom home tucked back off the road. Follow the Great River Rd. to Kampsville to Hwy 96 one block to St. Louis Ave., turn right behind second house. Pull in under the covered parking or check out the detached garage. From the back entry you'll find the kitchen which currently offers laundry area. (This can be moved back into the full, unfinished basement.) The front living room offers great natural light and leads to the hall with 2 bedrooms and the full bath dividing the bedrooms. Off the kitchen is the basement entry. The basement area is 24 x 28 estimated unfinished but offers great storage or hobby use. Ameren electric and natural gas at this location as well as public water / public sewer. Call today to view this one! Selling cash or conventional loan. Sellers Estate to make no repairs. Buyer may have inspections.

18. 2026-01-19
    listed $78,000 Active 861-char remark

    Show marketing remark (861 chars)

    New price for this sturdy 2 bedroom home tucked back off the road. Follow the Great River Rd. to Kampsville to Hwy 96 one block to St. Louis Ave., turn right behind second house. Pull in under the covered parking or check out the detached garage. From the back entry you'll find the kitchen which currently offers laundry area. (This can be moved back into the full, unfinished basement.) The front living room offers great natural light and leads to the hall with 2 bedrooms and the full bath dividing the bedrooms. Off the kitchen is the basement entry. The basement area is 24 x 28 estimated unfinished but offers great storage or hobby use. Ameren electric and natural gas at this location as well as public water / public sewer. Call today to view this one! Selling cash or conventional loan. Sellers Estate to make no repairs. Buyer may have inspections.

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

Taxation est. · year 1

• Rental income: $12,919
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,745
• Taxable income: $4,546
• Est. tax owed @ 24.0%: −$1,091
• After-tax cash flow: $4,140/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires a moderate level of renovation, including kitchen and bathroom updates, to improve its condition and increase its value. The property has a fair exterior and interior condition, with some maintenance and landscaping needed to enhance its curb appeal.

Repairs flagged

• Major Kitchen cabinets — The cabinets are outdated and in poor condition.
• Major Kitchen countertops — The countertops are outdated and in poor condition.
• Major Kitchen appliances — The appliances are outdated and in poor condition.
• Major Flooring — The flooring is carpeted and in poor condition.
• Major Bathroom fixtures — The fixtures are outdated and in poor condition.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen with updated appliances and fixtures will significantly increase the home's resale value.
• Both Landscaping — A well-maintained and landscaped yard will improve both the resale and rental value of the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are outdated and in poor condition.	Major	$15,000–50,000
Kitchen countertops · The countertops are outdated and in poor condition.	Major	$15,000–50,000
Kitchen appliances · The appliances are outdated and in poor condition.	Major	$15,000–50,000
Flooring · The flooring is carpeted and in poor condition.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen with updated appliances and fixtures will significantly increase the home's resale value. ↑
• Both Landscaping — A well-maintained and landscaped yard will improve both the resale and rental value of the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Calhoun CUSD 40
• NCES district ID: 1718180
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 26% ▼ -15.00%
• Median HH income: $49,447
• Composite: 22.01/100
• National rank: #8205
• State rank: #320 of 620 in IL

Livability — Kampsville

• Score: 54/100
• State rank: #1273
• US rank: #23924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kampsville, IL
• Population (ZIP): 356

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 4,426 people
• By 2030: 4,129 · -6.7%
• By 2040: 3,519 · -20.5%
• By 2050: 2,925 · -33.9%
• By 2075: 1,864 · -57.9%
• By 2100: 1,144 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Russian 4% Portuguese 4% Slovak 3%
• Foreign-born: 0%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+55.9) · D 20.9% · R 76.8% · Other 2.3%
• 2008→2024 swing: -63.4pp toward R · 2008: 7.5pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+49.4 2016: R+38.3 2012: R+14.0 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 94.5908
• 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

-12.8% since first listed

3 events — show timeline

• 2026-04-11 Price Changed $68,000 MARIS as Distributed by MLS Grid
• 2026-03-06 Price Changed $73,000 MARIS as Distributed by MLS Grid
• 2026-01-19 Listed $78,000 MARIS as Distributed by MLS Grid