1051 Lafayette Ct Unit A · Collinsville, IL 62234

$89,900

3 bd · 1.0 ba · 1,258 sqft · Condo public records · 1 Days on market

Built 1967 $325/mo HOA · 23% of rent

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Why this score? — see what drove the C+ 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 +24.1/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• 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

Move right into this beautifully maintained first-floor condo offering 3 bedrooms and 2 baths in a convenient, low-maintenance community. Featuring newer luxury vinyl plank flooring throughout and updated fixtures, this home boasts an open-concept layout designed for comfortable everyday living and easy entertaining. The spacious living and dining areas provide seamless access to a private patio, creating the perfect space to relax and enjoy the outdoors. The primary bedroom suite offers a large walk-in closet and a Jack-and-Jill style bathroom, while a second bath includes a convenient walk-in shower. With its thoughtful floor plan, modern updates, and move-in ready condition, this home is

Key facts

• Private patio
• First floor condo
• Large walk in closet

Tags

• FIRST FLOOR CONDO
• OPEN CONCEPT LAYOUT
• PRIVATE PATIO
• LARGE WALK IN CLOSET
• JACK AND JILL STYLE BATHROOM
• CONVENIENT WALK IN SHOWER

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage indicated
• HOA & community: Archview Condominium Owners, Inc. HOA; Monthly HOA fee of $325; HOA covers grounds and parking/road maintenance, common area and exterior maintenance, roof, sewer, snow removal, trash, water, and management; Community amenities include common ground, coin laundry, parking, storage, and association management

Exterior

• Parking: Attached garage (1-car)
• Security: Carbon monoxide detector(s); Smoke detector(s); Fire alarm; Fire sprinkler system; Secured garage/parking
• Utilities: Public water; Public sewer; 220-volt electric service (Ameren); Cable available; Phone available; Underground utilities; Electricity connected; Sewer connected; Water connected
• Home design: Residential condominium; Single-level (one story); Above-grade living area recorded at 1,446
• Construction: Brick veneer and shingle siding; Architectural shingle roof
• Exterior features: Exterior lighting; Adjoins common ground

Interior

• Kitchen: Dishwasher; Free-standing electric range; Refrigerator; Vented exhaust fan
• Bedrooms: 3 bedrooms — all on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms — both on the main level
• Heating & cooling: Electric forced air heat; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Walk-in closet(s); Blinds and window coverings; Insulated windows
• Laundry & utility: Coin laundry (common area); Laundry access on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 8.7% 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; 7 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 $622 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $89,900

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.60% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.1% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-2,888
• Equity at exit: $13,404

10-year hold

• IRR: 7.0%
• Equity multiple: 1.54×
• Total profit: $13,565
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$471
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$37
• HOA: −$325
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $178

Break-even live

Break-even rent $1,211

Max offer price $89,900

Occupancy floor 83%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Marcia Ct Unit 7 Collinsville, IL	2.0	1.5	900	$895	$0.99	12d	1	0.75mi
1225 W Main St Collinsville, IL	3.0	1.0	1010	$1,350	$1.34	7d	1	0.93mi
319 N Hesperia St Collinsville, IL	2.0	1.0	1000	$1,200	$1.20	1d	1	0.93mi
307 N Clinton St Collinsville, IL	3.0	2.0	1395	$1,700	$1.22	1d	1	1.10mi
102 W Madison Ave Collinsville, IL	3.0	1.0	1100	$1,650	$1.50	14d	1	1.11mi
408 W Clay St Collinsville, IL	4.0	2.0	1400	$1,850	$1.32	1d	1	1.14mi
108 S Hesperia St Collinsville, IL	2.0	2.0	1450	$1,300	$0.90	7d	1	1.18mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $89,900 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: $1,476 · $123/mo
• Projected year-2 tax: $1,758 · $147/mo
• Expected delta: +$283/yr (+$24/mo · 19.2%)

ⓘ 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 · 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: $17,231
• − Mortgage interest: −$5,036
• − Property taxes: −$1,476
• − Insurance: −$450
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − HOA: −$3,900
• − Depreciation: −$2,615
• Taxable income: $998
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $1,891/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

+49.8% since first listed

14 events — show timeline

• 2026-06-19 Coming Soon $89,900 MARIS as Distributed by MLS Grid
• 2025-12-04 Listed $89,900 MARIS as Distributed by MLS Grid
• 2025-10-07 Price Changed $92,500 MARIS as Distributed by MLS Grid
• 2025-10-01 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2025-08-11 Listed $96,000 MARIS as Distributed by MLS Grid
• 2023-07-28 Sold (Public Records) $82,000 Public Records
• 2023-07-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-07-18 Pending — MARIS as Distributed by MLS Grid
• 2023-06-21 Contingent — MARIS as Distributed by MLS Grid
• 2023-06-12 Listed $80,000 MARIS as Distributed by MLS Grid
• 2020-06-10 Listing Removed — MRED as Distributed by MLS Grid
• 2017-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2017-03-13 Price Changed $74,500 MARIS as Distributed by MLS Grid
• 2009-11-05 Sold (Public Records) $60,000 Public Records

Property tax history

+0.0%/yr

Latest (2024): $1,476 · -15.0% YoY. Source: county tax records.