516 N Old Edwardsville Rd · Roxana, IL 62084

$69,900

2 bd · 4.0 ba · 936 sqft · SingleFamily public records · 402 Days on market

Built 1964 8,250 sqft lot $75/sqft · 17% above area Est $120k · 42% under ↓ 3% 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 +19.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.8/10.0
• DSCR +6.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Looking to expand your portfolio? Or start your investment future? 516 N Old Edwardsville Rd offers just that! Both homes are occupied with long term tenants on month-to-month leases. 2 bedrooms and 1 bath makes up the front home and 1 bedroom/1 bath rounds out the rear home. Conveniently located near highways, shopping, restaurants and schools. Call today for more information! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

Key facts

• 8,250 sq ft lot
• Garage
• Built 1964

🏷️ Possibly a rental listed for sale. The $69,900 price doesn't fit this home's estimated sale value (~$120,009) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $76 ($914/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($826 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#817 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Roxana CUSD 1 (suburban): math 18% / reading 19% proficiency, ranked #440 of 620 in IL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 402 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 402 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.18% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 7.1

CMA / ARV

• ARV (median comp): $120,009
• List price: $69,900
• Delta: -41.75%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
850 Whittier St	0.25mi	2/2.0	896 (-4%)	1mo	$99,000	$110	72
330 W Thomas St	0.04mi	2/1.0	974 (+4%)	10mo	$124,900	$128	71
312 S 7th St	0.33mi	2/1.0	968 (+3%)	11mo	$125,000	$129	58
610 Whittier St	0.16mi	2/2.0	1,040 (+11%)	13mo	$80,000	$77	55
844 Longfellow Ave	0.34mi	3/1.0 (+1)	962 (+3%)	11mo	$130,000	$135	54
300 Clark St	0.12mi	2/1.0	816 (-13%)	14mo	$82,000	$100	49
142 E 3rd St	0.60mi	3/1.5 (+1)	952 (+2%)	7mo	$135,000	$142	48
143 E 2nd St	0.59mi	2/2.5	1,050 (+12%)	4mo	$47,500	$45	43
229 8th St	0.45mi	2/1.0	1,058 (+13%)	8mo	$140,000	$132	38
632 E Lorena Ave	0.72mi	2/2.0	1,022 (+9%)	14mo	$122,500	$120	32
806 E Lorena Ave	0.73mi	2/1.0	1,064 (+14%)	3mo	$100,000	$94	28
144 E 6th St	0.72mi	3/1.0 (+1)	1,002 (+7%)	14mo	$45,000	$45	26

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 3.20×
• Total profit: $42,989
• Equity at exit: $62,971

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $122,920
• Equity at exit: $135,800

Cash invested: $19,572 (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 62084

• Home prices YoY: 24.7%
• Active inventory: 4
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $826 high
• Mortgage (P&I): −$367
• Tax from tax record: −$180 /mo · $2,164/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $76

Break-even live

Break-even rent $729

Max offer price $69,900

Occupancy floor 86%

Sensitivity live

Price	-10% $116	-5% $96	+0% $76	+5% $56	+10% $37
Rent	-10% $11	-5% $44	+0% $76	+5% $109	+10% $141
Rate	-1.0pp $111	-0.5pp $94	base $76	+0.5pp $58	+1.0pp $40

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 S Central Ave Roxana, IL	1.0	1.0	600	$650	$1.08	0d	1	0.44mi
103 W 1st St Unit C Roxana, IL	1.0	1.0	700	$650	$0.93	0d	1	0.44mi
226 E Lorena Ave Wood River, IL	1.0	1.0	615	$1,150	$1.87	3d	1	0.83mi
1905 Tyler Timmins Dr Unit 21 Wood River, IL	3.0	1.0	960	$1,100	$1.15	0d	1	1.27mi
1905 Tyler Timmins Dr Apt 19 Wood River, IL	2.0	1.5	1000	$950	$0.95	0d	1	1.30mi

Listing history 20 events

1. 2026-06-21
   days on market $69,900 Active 402 DOM
2. 2026-06-18
   days on market $69,900 Active 399 DOM
3. 2026-06-17
   days on market $69,900 Active 398 DOM
4. 2026-06-16
   days on market $69,900 Active 397 DOM
5. 2026-06-15
   days on market $69,900 Active 396 DOM
6. 2026-06-13
   days on market $69,900 Active 394 DOM
7. 2026-06-09
   days on market $69,900 Active 390 DOM
8. 2026-06-08
   days on market $69,900 Active 389 DOM
9. 2026-06-07
   days on market $69,900 Active 388 DOM
10. 2026-06-05
    days on market $69,900 Active 385 DOM
11. 2026-06-03
    days on market $69,900 Active 384 DOM
12. 2026-06-02
    days on market $69,900 Active 383 DOM
13. 2026-06-01
    days on market $69,900 Active 382 DOM
14. 2026-05-31
    days on market $69,900 Active 381 DOM
15. 2026-02-17
    price $69,900 522-char remark

    Show marketing remark (522 chars)

    Looking to expand your portfolio? Or start your investment future? 516 N Old Edwardsville Rd offers just that! Both homes are occupied with long term tenants on month-to-month leases. 2 bedrooms and 1 bath makes up the front home and 1 bedroom/1 bath rounds out the rear home. Conveniently located near highways, shopping, restaurants and schools. Call today for more information! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

16. 2026-01-20
    status Active 522-char remark

    Show marketing remark (522 chars)

    Looking to expand your portfolio? Or start your investment future? 516 N Old Edwardsville Rd offers just that! Both homes are occupied with long term tenants on month-to-month leases. 2 bedrooms and 1 bath makes up the front home and 1 bedroom/1 bath rounds out the rear home. Conveniently located near highways, shopping, restaurants and schools. Call today for more information! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

17. 2025-10-16
    status Active 522-char remark

    Show marketing remark (522 chars)

    Looking to expand your portfolio? Or start your investment future? 516 N Old Edwardsville Rd offers just that! Both homes are occupied with long term tenants on month-to-month leases. 2 bedrooms and 1 bath makes up the front home and 1 bedroom/1 bath rounds out the rear home. Conveniently located near highways, shopping, restaurants and schools. Call today for more information! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

18. 2025-04-24
    listed $80,000 Active 522-char remark

    Show marketing remark (522 chars)

    Looking to expand your portfolio? Or start your investment future? 516 N Old Edwardsville Rd offers just that! Both homes are occupied with long term tenants on month-to-month leases. 2 bedrooms and 1 bath makes up the front home and 1 bedroom/1 bath rounds out the rear home. Conveniently located near highways, shopping, restaurants and schools. Call today for more information! ALL information is deemed reliable but is not guaranteed and should be verified by the buyer and/or buyers agent before making an offer.

19. 2006-10-30
    soldstatus $185,000
20. 1989-02-22
    soldstatus $72,000

ⓘ 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: $2,164 · $180/mo
• Projected year-2 tax: $2,164 · $180/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 ≥107°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,906
• − Mortgage interest: −$3,915
• − Property taxes: −$2,164
• − Insurance: −$350
• − Repairs & maintenance: −$793
• − Management: −$793
• − Depreciation: −$2,033
• Taxable loss: −$141
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $948/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: Roxana CUSD 1
• NCES district ID: 1735010
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $50,661
• Composite: 16.73/100
• National rank: #9164
• State rank: #440 of 620 in IL

Livability — Roxana

• Score: 62/100
• State rank: #817
• US rank: #16133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roxana, IL
• City population: 1,660
• Population (ZIP): 1,660

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 (97%)
• Race & ethnicity: White 97% Black 1% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Romanian 2% Slovak 2%
• Foreign-born: 0%

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: ▲ 41.51%
• Current HPI: 209.6547
• 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

-2.9% since first listed

6 events — show timeline

• 2026-02-17 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2026-01-20 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-16 Relisted — MARIS as Distributed by MLS Grid
• 2025-04-24 Listed $80,000 MARIS as Distributed by MLS Grid
• 2006-10-30 Sold (Public Records) $185,000 Public Records
• 1989-02-22 Sold (Public Records) $72,000 Public Records

Property tax history

+1.1%/yr

Latest (2024): $2,164 · +7.0% YoY. Source: county tax records.