703 Hilda St · Edwardsville, IL 62025

$105,000

4 bd · 3.0 ba · 954 sqft · SingleFamily public records · 2 Days on market

Built 1935 0.28 ac lot Est $175k · 40% under

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Why this score? — see what drove the B+ 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
• Livability +4.5/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in District 7, conveniently located near downtown and local bike trails. This home offers a desirable open floor plan connecting the kitchen and living room, along with hardwood flooring throughout the main level. The main floor features two bedrooms and two full bathrooms, while the walk-out lower level provides additional living space with a third bedroom and a 3/4 bathroom. The home sits on a large lot, offering plenty of outdoor space and potential. Notable updates include a new HVAC system installed in 2025 and a newer roof on the front portion of the home. With solid square footage, a functional layout, and an affordable price point of $105,000, this property offers

Key facts

• Hardwood flooring
• Local bike trails
• Open floor plan

Tags

• NEAR DOWNTOWN
• LOCAL BIKE TRAILS
• OPEN FLOOR PLAN
• HARDWOOD FLOORING
• LARGE LOT
• OUTDOOR SPACE

Property features AI

Finance

• Other: Living area reported as 1,254 (plans); Above-grade finished area 895 (plans); Below-grade finished area 359 (plans)
• Financial info: Property listed as fixer

Exterior

• Parking: Driveway
• Utilities: Public water; Electric service by Ameren; Septic tank; Electricity connected; Natural gas connected
• Home design: Single-family residence (residential); Private ownership; One level
• Construction: Vinyl siding
• Exterior features: Many trees on the lot; Lot dimensions approximately 97.1 x 126

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms total; 2 bedrooms on the main level; 2 bedrooms on the lower level
• Flooring: Wood flooring
• Bathrooms: 3 full bathrooms total; 2 full bathrooms on the main level; 1 full bathroom on the lower level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Partially finished basement
• Laundry & utility: Septic tank

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 14.6% 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.
• Zoned schools: Edwardsville High School (math 40% / reading 45%, grade F, #73 of 693 statewide, top 11%, 2,354 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.4%/yr); 204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $726 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $105k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.82% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.69%
• DSCR: 2.32
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $174,582
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Washington Pl	0.29mi	3/1.0 (-1)	912 (-4%)	5mo	$159,900	$175	62
709 Sherman Ave	0.25mi	3/1.0 (-1)	982 (+3%)	17mo	$179,900	$183	56
645 Isherwood Ave	0.38mi	3/1.0 (-1)	837 (-12%)	10mo	$104,000	$124	40
13 Biscayne Dr	0.61mi	4/2.0	1,092 (+14%)	15mo	$255,000	$234	31
214 Franklin Ave	0.73mi	3/1.0 (-1)	1,079 (+13%)	12mo	$210,000	$195	21

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: 20.7%
• Equity multiple: 1.81×
• Total profit: $23,776
• Equity at exit: $15,656

10-year hold

• IRR: 26.7%
• Equity multiple: 3.01×
• Total profit: $58,972
• Equity at exit: $9,078

Cash invested: $29,400 (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: 204
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$188 /mo · $2,257/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $727

Break-even live

Break-even rent $990

Max offer price $105,000

Occupancy floor 57%

Sensitivity live

Price	-10% $787	-5% $757	+0% $727	+5% $698	+10% $668
Rent	-10% $576	-5% $652	+0% $727	+5% $803	+10% $878
Rate	-1.0pp $780	-0.5pp $754	base $727	+0.5pp $700	+1.0pp $672

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1058 Enclave Blvd Edwardsville, IL	3.0	3.0	1100	$1,825	$1.66	2d	1	0.36mi
505 N Main St Unit 505-A Edwardsville, IL	3.0	1.0	1000	$1,099	$1.10	21d	1	1.11mi

Listing history 4 events

1. 2026-06-21
   status $105,000 Active 2 DOM
2. 2026-06-18
   days on market $105,000 Coming Soon 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $105,000 Coming Soon 1 DOM

ⓘ 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: $2,257 · $188/mo
• Projected year-2 tax: $2,320 · $193/mo
• Expected delta: +$63/yr (+$5/mo · 2.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥108°F today · 19 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: $22,934
• − Mortgage interest: −$5,882
• − Property taxes: −$2,257
• − Insurance: −$525
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$3,055
• Taxable income: $7,547
• Est. tax owed @ 24.0%: −$1,811
• After-tax cash flow: $6,917/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

+110.0% since first listed

2 events — show timeline

• 2026-06-16 Coming Soon $105,000 MARIS as Distributed by MLS Grid
• 2006-04-13 Sold (Public Records) $50,000 Public Records

Property tax history

+4.4%/yr

Latest (2024): $2,257 · +7.8% YoY. Source: county tax records.