142 West St · Edwardsville, IL 62025

$160,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 161 Days on market

Built 1920 7,501 sqft lot $150/sqft · 8% below area Est $174k · 8% under ↓ 11% since listing

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Why this score? — see what drove the D+ 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
• ARV discount +11.2/15.0
• DSCR +4.6/10.0
• Livability +4.5/5.0
• 1% rule +4.2/10.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 142 W Street, a truly unique opportunity offering the perfect blend of cozy residential comfort and vibrant commercial potential, all nestled in the highly sought-after community of Edwardsville, Illinois. This charming property, with its inviting atmosphere, is ready to be transformed into your ideal living space, a thriving small business, or perhaps both! This location could be perfect for a neighborhood cafe, health and wellness, professional office or Boutique retail. This location also benefits from easy access to the vibrant Downtown Edwardsville area, with its shops, restaurants, and entertainment, as well as various parks and recreational facilities. The address places it within the highly regarded Edwardsville Community Unit School District No. 7 with Lincoln Middle School directly across the street.

Key facts

• 7,501 sq ft lot
• Built 1920
• Listed 160 days

Tags

• VIBRANT COMMERCIAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $47 ($570/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 $147k (8.2% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.4% in Edwardsville — 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 90/100 on livability (#3 in IL, #83 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• Edwardsville CUSD 7 (suburban): math 39% / reading 36% proficiency, ranked #142 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents falling (-3.4%/yr); 203 active listings in the ZIP; 14 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; 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 161 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.92% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $174,155
• List price: $160,000
• Delta: -8.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Kingshighway St	0.40mi	3/1.5	1,087 (+2%)	16mo	$179,900	$166	62
406 Buena Vista St	0.43mi	3/1.5	1,134 (+7%)	9mo	$253,000	$223	59
315 Spring St	0.36mi	2/1.0 (-1)	1,130 (+6%)	15mo	$169,000	$150	56
422 E Park St	0.73mi	2/1.0 (-1)	1,034 (-3%)	2mo	$219,000	$212	55
311 Grandview Dr	0.29mi	3/1.5	1,158 (+9%)	18mo	$250,000	$216	55
456 Buena Vista St	0.49mi	3/1.0	1,188 (+12%)	9mo	$235,000	$198	50
139 E Dunn St	0.56mi	2/1.0 (-1)	1,014 (-5%)	15mo	$195,000	$192	48
609 Grandview Dr	0.50mi	2/1.0 (-1)	984 (-8%)	15mo	$200,000	$203	47
1319 Randle St	0.68mi	2/1.0 (-1)	974 (-8%)	5mo	$155,000	$159	45
238 S Fillmore St	0.69mi	2/1.5 (-1)	966 (-9%)	0mo	$225,000	$233	45
1304 Eberhart Ave	0.66mi	2/2.0 (-1)	1,145 (+8%)	4mo	$249,900	$218	44
458 Cass Ave	0.69mi	2/1.0 (-1)	1,124 (+6%)	13mo	$200,000	$178	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-27,179
• Equity at exit: $23,857

10-year hold

• IRR: -17.0%
• Equity multiple: 0.19×
• Total profit: $-36,294
• 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 62025

• Home prices YoY: -22.2%
• Rents YoY: -3.4%
• Active inventory: 203
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$839
• Tax from tax record: −$207 /mo · $2,479/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $47

Break-even live

Break-even rent $1,408

Max offer price $160,000

Occupancy floor 92%

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Pine St Unit 305-D Edwardsville, IL	2.0	1.0	750	$1,150	$1.53	11d	1	0.05mi
400 W Union St Unit 424-5 Edwardsville, IL	2.0	1.5	800	$1,200	$1.50	23d	1	0.34mi
210 Garden St Edwardsville, IL	3.0	2.0	1500	$1,725	$1.15	11d	1	0.39mi
1010 Enclave Blvd Edwardsville, IL	2.0	1.0–2.0	791	$1,950	$2.46	1d	6	0.45mi
505 N Main St Unit 505-A Edwardsville, IL	3.0	1.0	1000	$1,099	$1.10	19d	1	0.47mi
300 S Main St Unit 06 Edwardsville, IL	2.0	1.5	900	$1,425	$1.58	43d	1	0.51mi
300 S Main St Edwardsville, IL	2.0	1.5	900	$1,425	$1.58	14d	1	0.51mi
803 Lancashire Dr Edwardsville, IL	2.0	1.0	1060	$1,350	$1.27	1d	5	0.61mi
813 Klein Ave Edwardsville, IL	2.0	1.5	900	$1,350	$1.50	21d	1	0.84mi
1058 Enclave Blvd Edwardsville, IL	3.0	3.0	1100	$1,825	$1.66	1d	1	0.86mi
1040 University Dr Unit 10 Edwardsville, IL	2.0	2.0	1215	$1,495	$1.23	44d	1	0.89mi
1124 University Dr Unit 1124-1 Edwardsville, IL	2.0	1.0	800	$1,250	$1.56	23d	1	1.03mi
30 Devon Ct Unit 30-5 Edwardsville, IL	3.0	2.0	900	$1,550	$1.72	7d	1	1.08mi
50 Devon Ct Edwardsville, IL	2.0	1.0	850	$1,595	$1.88	23d	1	1.09mi

Listing history 2 events

1. 2026-02-10
   price $160,000 842-char remark

   Show marketing remark (842 chars)

   Welcome home to 142 W Street, a truly unique opportunity offering the perfect blend of cozy residential comfort and vibrant commercial potential, all nestled in the highly sought-after community of Edwardsville, Illinois. This charming property, with its inviting atmosphere, is ready to be transformed into your ideal living space, a thriving small business, or perhaps both! This location could be perfect for a neighborhood cafe, health and wellness, professional office or Boutique retail. This location also benefits from easy access to the vibrant Downtown Edwardsville area, with its shops, restaurants, and entertainment, as well as various parks and recreational facilities. The address places it within the highly regarded Edwardsville Community Unit School District No. 7 with Lincoln Middle School directly across the street.

2. 2025-12-16
   listed $180,000 Active 842-char remark

   Show marketing remark (842 chars)

   Welcome home to 142 W Street, a truly unique opportunity offering the perfect blend of cozy residential comfort and vibrant commercial potential, all nestled in the highly sought-after community of Edwardsville, Illinois. This charming property, with its inviting atmosphere, is ready to be transformed into your ideal living space, a thriving small business, or perhaps both! This location could be perfect for a neighborhood cafe, health and wellness, professional office or Boutique retail. This location also benefits from easy access to the vibrant Downtown Edwardsville area, with its shops, restaurants, and entertainment, as well as various parks and recreational facilities. The address places it within the highly regarded Edwardsville Community Unit School District No. 7 with Lincoln Middle School directly across the street.

ⓘ 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: $2,479 · $207/mo
• Projected year-2 tax: $3,055 · $255/mo
• Expected delta: +$577/yr (+$48/mo · 23.3%)

ⓘ 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 ≥108°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,617
• − Mortgage interest: −$8,962
• − Property taxes: −$2,479
• − Insurance: −$800
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$4,655
• Taxable loss: −$2,098
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $1,073/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: Edwardsville CUSD 7
• NCES district ID: 1713530
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 36% ▼ -17.00%
• Median HH income: $72,131
• Composite: 34.56/100
• National rank: #5169
• State rank: #142 of 620 in IL

Livability — Edwardsville

• Score: 90/100
• State rank: #3
• US rank: #83

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwardsville, IL
• County: Madison County · 189,064 people
• City population: 35,520
• Metro: St. Louis, MO-IL
• Population (ZIP): 35,520
• Household income: $100,741
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 1027.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -70.36%
• Current HPI: 245.9787
• Rent YoY: ▼ -3.37%
• 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

-11.1% since first listed

2 events — show timeline

• 2026-02-10 Price Changed $160,000 MARIS as Distributed by MLS Grid
• 2025-12-16 Listed $180,000 MARIS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2024): $2,479 · +6.2% YoY. Source: county tax records.