2306 Elizabeth St · Alton, IL 62002

$60,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 14 Days on market

Built 1943 0.28 ac lot

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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
• Rent growth +4.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors & rehabbers: come take a look at this home and imagine the possibilities. This property has had the title work completed and it is ready for a quick sale. Seller will not offer proration for taxes that have accrued and are not yet due and payable. Taxes are paid current. Home is being sold AS-IS. Buyer to pay all closing costs. Title work queued up at Chicago Title.

Key facts

• 0.28 acre lot
• Built 1943
• Listed 13 days

Property features AI

Finance

• Other: Ownership type: Private
• Financial info: Seller may consider concessions; Lease not considered
• HOA & community:

Exterior

• Parking: Driveway with off-street parking (gravel); No carport
• Security:
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available, electricity connected, sewer available, water available
• Home design: Single family residence; House with one and one-half levels; Private ownership; Estimated living area 1,080
• Construction: Vinyl siding; Architectural shingle roof; Block foundation; Built / year source: Assessor
• Exterior features: Front porch and additional porch; Deck; Level lot

Interior

• Kitchen:
• Bedrooms: 2 bedrooms (1 on main level, 1 upper level)
• Flooring:
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; No central air conditioning
• Interior features: Basement (full, unfinished, block foundation); Basement; No fireplace; Six total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $60k).
• Cap rate 12.6% vs local median 6.4% in Alton — 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 64/100 on livability (#701 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities D-.
• Alton CUSD 11 (suburban): math 12% / reading 13% proficiency, ranked #544 of 620 in IL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Alton High School (math 20% / reading 25%, grade F, #317 of 693 statewide, top 46%, 1,990 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.2%/yr); 169 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $415 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 + 8.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $12k; list at $60k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1943 — 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 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.64% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.63%
• DSCR: 2.01
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $22,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 Amelia St	0.09mi	2/1.0	800 (+11%)	17mo	$24,900	$31	63
2309 Judson Ave	0.39mi	2/1.0	818 (+14%)	8mo	$14,500	$18	52
1225 Fairway Dr	0.48mi	2/1.0	825 (+15%)	16mo	$68,500	$83	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 1.93×
• Total profit: $15,694
• Equity at exit: $8,946

10-year hold

• IRR: 32.8%
• Equity multiple: 4.78×
• Total profit: $63,458
• Equity at exit: $5,188

Cash invested: $16,800 (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 62002

• Home prices YoY: -33.6%
• Rents YoY: 8.2%
• Active inventory: 169
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $317

Break-even live

Break-even rent $581

Max offer price $60,000

Occupancy floor 63%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 Willard St Alton, IL	1.0	1.0	568	$750	$1.32	43d	1	1.11mi

Listing history 17 events

1. 2026-06-18
   days on market $60,000 Active 14 DOM
2. 2026-06-17
   days on market $60,000 Active 13 DOM
3. 2026-06-16
   days on market $60,000 Active 12 DOM
4. 2026-06-15
   days on market $60,000 Active 11 DOM
5. 2026-06-13
   days on market $60,000 Active 9 DOM
6. 2026-06-09
   days on market $60,000 Active 5 DOM
7. 2026-06-08
   days on market $60,000 Active 4 DOM
8. 2026-06-07
   statusdays on market $60,000 Active 3 DOM
9. 2026-06-03
   days on market $60,000 Coming Soon 7 DOM
10. 2026-06-02
    days on market $60,000 Coming Soon 6 DOM
11. 2026-06-01
    days on market $60,000 Coming Soon 5 DOM
12. 2026-05-31
    days on market $60,000 Coming Soon 4 DOM
13. 2026-05-27
    historical $60,000
14. 2017-05-30
    soldstatus Closed 395-char remark

    Show marketing remark (395 chars)

    Attention investors & rehabbers: come take a look at this home and imagine the possibilities. This property has had the title work completed and it is ready for a quick sale. Seller will not offer proration for taxes that have accrued and are not yet due and payable. Taxes are paid current. Home is being sold AS-IS. Buyer to pay all closing costs. Title work queued up at Chicago Title.

15. 2017-05-05
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Attention investors & rehabbers: come take a look at this home and imagine the possibilities. This property has had the title work completed and it is ready for a quick sale. Seller will not offer proration for taxes that have accrued and are not yet due and payable. Taxes are paid current. Home is being sold AS-IS. Buyer to pay all closing costs. Title work queued up at Chicago Title.

16. 2017-03-31
    listed $9,999 Active 395-char remark

    Show marketing remark (395 chars)

    Attention investors & rehabbers: come take a look at this home and imagine the possibilities. This property has had the title work completed and it is ready for a quick sale. Seller will not offer proration for taxes that have accrued and are not yet due and payable. Taxes are paid current. Home is being sold AS-IS. Buyer to pay all closing costs. Title work queued up at Chicago Title.

17. 2000-11-02
    soldstatus $12,500

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,436 · $120/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 4/10 Moderate 7 d/yr ≥106°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: $11,790
• − Mortgage interest: −$3,361
• − Property taxes: −$1,436
• − Insurance: −$300
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$1,745
• Taxable income: $3,061
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $3,068/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: Alton CUSD 11
• NCES district ID: 1703600
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 13% ▼ -10.00%
• Median HH income: $46,257
• Composite: 11.34/100
• National rank: #9710
• State rank: #544 of 620 in IL

Livability — Alton

• Score: 64/100
• State rank: #701
• US rank: #14289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alton, IL
• County: Madison County · 189,064 people
• City population: 29,543
• Metro: St. Louis, MO-IL
• Population (ZIP): 29,543
• Household income: $61,414
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 960.0

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 (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -98.43%
• Current HPI: 194.7313
• Rent YoY: ▲ 8.24%
• 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

+380.0% since first listed

5 events — show timeline

• 2026-05-27 Coming Soon $60,000 MARIS as Distributed by MLS Grid
• 2017-05-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-05-05 Pending — MARIS as Distributed by MLS Grid
• 2017-03-31 Listed $9,999 MARIS as Distributed by MLS Grid
• 2000-11-02 Sold (Public Records) $12,500 Public Records

Property tax history

+2.3%/yr

Latest (2024): $1,436 · +6.4% YoY. Source: county tax records.