106 Guinzy Hl · Collinsville, IL 62234

$50,000

2 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 20 Days on market

Built 1940 9,583 sqft lot ↓ 47% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Attention Investors!! Two-bedroom, one-bath home presents an excellent opportunity for the right buyer. This house will need a new septic system installed. Situated on a corner lot. Buyer to verify all Listing data including but not limited to sq. ft. , measurements, features, lot size, taxes/exemptions, schools and etc.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1940

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Septic needed; Electric service by Ameren; Electricity connected; Sewer connected
• Home design: Single-family residential home; Two levels
• Construction: Vinyl siding
• Exterior features: Interior lot

Interior

• Bedrooms: 2 bedrooms total (1 on the main level, 1 on the upper level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.1% 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; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1940 — 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 2.45% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.58%
• DSCR: 3.03
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $132,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Guinzy Hl	0.00mi	2/1.0	1,016 (0%)	1mo	$50,000	$49	99
315 Meister St	0.41mi	2/1.0	975 (-4%)	7mo	$139,000	$143	68
216 S Chestnut St	0.54mi	3/1.0 (+1)	996 (-2%)	6mo	$110,000	$110	61
1025 Vine St	0.43mi	3/1.0 (+1)	1,095 (+8%)	1mo	$174,000	$159	61
219 Mill St	0.40mi	2/1.0	933 (-8%)	10mo	$162,000	$174	59
308 Leila St	0.30mi	3/1.0 (+1)	1,092 (+8%)	15mo	$142,500	$130	56
109 Village Dr	0.69mi	3/1.0 (+1)	960 (-6%)	2mo	$150,000	$156	52
329 N Aurora St	0.67mi	2/1.0	1,086 (+7%)	10mo	$144,900	$133	49
508 S Morrison Ave	0.65mi	2/1.0	974 (-4%)	17mo	$89,900	$92	49
504 S South Morrison Ave. Ave	0.64mi	3/2.0 (+1)	1,100 (+8%)	5mo	$100,000	$91	43
672 Burroughs Ave	0.58mi	1/1.0 (-1)	1,109 (+9%)	15mo	$140,000	$126	40
122 N Orient St	0.51mi	1/1.0 (-1)	888 (-13%)	17mo	$85,000	$96	36

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: 42.9%
• Equity multiple: 2.85×
• Total profit: $25,961
• Equity at exit: $7,455

10-year hold

• IRR: 49.1%
• Equity multiple: 5.79×
• Total profit: $67,021
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$262
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $532

Break-even live

Break-even rent $551

Max offer price $50,000

Occupancy floor 52%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
88 Bethel Rd Collinsville, IL	2.0	1.5	1000	$1,300	$1.30	43d	1	0.28mi
921 Vine St Collinsville, IL	3.0	2.0	1274	$1,875	$1.47	1d	1	0.41mi
212 S Chestnut St Unit 2 Collinsville, IL	1.0	1.0	720	$1,100	$1.53	10d	1	0.52mi
212 S Chestnut St Unit 4 Collinsville, IL	1.0	1.0	760	$1,100	$1.45	43d	1	0.52mi
300 Bethel Rd Collinsville, IL	3.0	1.0	1250	$1,350	$1.08	43d	1	0.55mi
108 S Clinton St Unit 5 Collinsville, IL	1.0	1.0	700	$700	$1.00	12d	1	0.76mi
102 W Madison Ave Collinsville, IL	3.0	1.0	1100	$1,650	$1.50	14d	1	0.85mi
307 N Clinton St Collinsville, IL	3.0	2.0	1395	$1,700	$1.22	1d	1	0.88mi
1003 S Morrison Ave Unit 37 Collinsville, IL	2.0	1.0	800	$1,100	$1.38	43d	1	1.04mi
1003 S Morrison Ave Unit IB-37 Collinsville, IL	1.0	1.0	700	$1,000	$1.43	2d	1	1.04mi
1003 S Morrison Ave Unit IB-23 Collinsville, IL	1.0	1.0	700	$1,000	$1.43	10d	1	1.04mi
1003 S Morrison Ave Unit IB-169 Collinsville, IL	2.0	1.0	900	$1,100	$1.22	2d	1	1.04mi
108 S Hesperia St Collinsville, IL	2.0	2.0	1450	$1,300	$0.90	7d	1	1.05mi
319 N Hesperia St Collinsville, IL	2.0	1.0	1000	$1,200	$1.20	1d	1	1.12mi
1106 Arrowhead Dr Unit A Collinsville, IL	2.0	1.5	950	$975	$1.03	3d	1	1.15mi
1104 Arrowhead Dr Collinsville, IL	2.0	1.0	900	$975	$1.08	7d	1	1.15mi
1104 Arrowhead Dr Collinsville, IL	2.0	1.0	900	$975	$1.08	1d	1	1.15mi
914 California Ave Collinsville, IL	3.0	1.0	1200	$1,300	$1.08	16d	1	1.18mi
1108 Apache Dr Unit C Collinsville, IL	2.0	1.0	800	$800	$1.00	1d	1	1.21mi
1002 Apache Dr Collinsville, IL	2.0	1.0	864	$875	$1.01	1d	1	1.22mi
114 Greenfield Dr Collinsville, IL	2.0	1.0	900	$1,250	$1.39	43d	1	1.35mi

Listing history 5 events

1. 2026-04-25
   status Pending
2. 2026-04-16
   price $50,000
3. 2026-04-10
   status Active
4. 2026-03-26
   status Pending
5. 2026-03-21
   listed $95,000 Active

ⓘ 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: $1,828 · $152/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°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: $14,691
• − Mortgage interest: −$2,801
• − Property taxes: −$1,828
• − Insurance: −$250
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$1,455
• Taxable income: $6,006
• Est. tax owed @ 24.0%: −$1,442
• After-tax cash flow: $4,939/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

-47.4% since first listed

5 events — show timeline

• 2026-04-25 Pending — MARIS as Distributed by MLS Grid
• 2026-04-16 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-26 Pending — MARIS as Distributed by MLS Grid
• 2026-03-21 Listed $95,000 MARIS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2024): $1,828 · +5.0% YoY. Source: county tax records.