12 Charles Dr · Fairview Heights, IL 62232

$155,000

4 bd · 3.0 ba · 1,300 sqft · SingleFamily public records · 43 Days on market

Built 1960 0.46 ac lot Est $270k · 43% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A hunters paradise along with a beautiful home! With the ability to view or harvest deer and turkeys or just enjoy the privacy and beauty the woods have to offer as you sit on your deck BBQing with friends and family! This 4 bed/2 bath home has everything a family could want! Hardwood floors thru-out the main floor. Gas cooktop with a kitchen island and a huge eat-in kitchen perfect for hosting the holidays! The lower level boasts a huge master bedroom suite to die for! With its own wood-burning fireplace, walk-in closet, and a whirlpool tub in the master bedroom make it a one of kind bedroom. Not to mention a gigantic family room that connects to the bar area that makes this party central for you and 20 of your best friends! Not to mention you have a walk-out basement making it easy to step outside and appreciate the peaceful setting of nature all around you! Country living at it's best but 5 minutes away from everything! Make sure you see this gem! Book your showing today!

Key facts

• Wooded back yard
• 0.46 acre lot
• Garage

Tags

• WOODED BACK YARD
• FULL WALKOUT FINISHED BASEMENT
• DECK OFF LARGE KITCHEN

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Aerobic septic; Electric service by Ameren
• Home design: Single-family residence; One level; Residential property
• Construction: Vinyl siding
• Exterior features: Adjoins wooded area; Lot size approximately 0.46 acre

Interior

• Kitchen: Kitchen on main level (21 x 12)
• Bedrooms: 4 bedrooms total; 3 bedrooms on the main level; 1 bedroom on the lower level
• Bathrooms: 2 full bathrooms; 1 full bathroom on the main level; 1 full bathroom on the lower level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Walk-out basement; Fireplace (wood-burning, located in basement); 7 rooms total

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.1% in Fairview Heights — 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 75/100 on livability (#225 in IL, #4,180 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities 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: 50 active listings in the ZIP; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 1.12% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $270,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Edgewood Ln	0.54mi	3/2.0 (-1)	1,200 (-8%)	7mo	$249,900	$208	47
903 Wells Ave	0.20mi	3/1.5 (-1)	1,152 (-11%)	16mo	$65,000	$56	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-11,526
• Equity at exit: $23,111

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $7,688
• Equity at exit: $13,402

Cash invested: $43,400 (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 62232

• Active inventory: 50
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$283 /mo · $3,393/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $212

Break-even live

Break-even rent $1,469

Max offer price $155,000

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-04-29
   status Pending
2. 2026-04-19
   price $155,000
3. 2026-03-16
   listed $165,000 Active
4. 2025-05-06
   price $237,000
5. 2025-05-02
   price $219,000
6. 2025-04-12
   status Pending
7. 2025-03-24
   price $224,900
8. 2025-02-24
   price $229,900
9. 2025-01-16
   status Active
10. 2025-01-11
    historical
11. 2025-01-10
    listed $239,900 Active
12. 2024-12-28
    historical
13. 2022-05-25
    soldstatus Closed 989-char remark

    Show marketing remark (989 chars)

    A hunters paradise along with a beautiful home! With the ability to view or harvest deer and turkeys or just enjoy the privacy and beauty the woods have to offer as you sit on your deck BBQing with friends and family! This 4 bed/2 bath home has everything a family could want! Hardwood floors thru-out the main floor. Gas cooktop with a kitchen island and a huge eat-in kitchen perfect for hosting the holidays! The lower level boasts a huge master bedroom suite to die for! With its own wood-burning fireplace, walk-in closet, and a whirlpool tub in the master bedroom make it a one of kind bedroom. Not to mention a gigantic family room that connects to the bar area that makes this party central for you and 20 of your best friends! Not to mention you have a walk-out basement making it easy to step outside and appreciate the peaceful setting of nature all around you! Country living at it's best but 5 minutes away from everything! Make sure you see this gem! Book your showing today!

14. 2022-05-25
    soldstatus Closed

    Show marketing remark (989 chars)

    A hunters paradise along with a beautiful home! With the ability to view or harvest deer and turkeys or just enjoy the privacy and beauty the woods have to offer as you sit on your deck BBQing with friends and family! This 4 bed/2 bath home has everything a family could want! Hardwood floors thru-out the main floor. Gas cooktop with a kitchen island and a huge eat-in kitchen perfect for hosting the holidays! The lower level boasts a huge master bedroom suite to die for! With its own wood-burning fireplace, walk-in closet, and a whirlpool tub in the master bedroom make it a one of kind bedroom. Not to mention a gigantic family room that connects to the bar area that makes this party central for you and 20 of your best friends! Not to mention you have a walk-out basement making it easy to step outside and appreciate the peaceful setting of nature all around you! Country living at it's best but 5 minutes away from everything! Make sure you see this gem! Book your showing today!

15. 2022-05-20
    historical
16. 2022-04-26
    status Pending 989-char remark

    Show marketing remark (989 chars)

    A hunters paradise along with a beautiful home! With the ability to view or harvest deer and turkeys or just enjoy the privacy and beauty the woods have to offer as you sit on your deck BBQing with friends and family! This 4 bed/2 bath home has everything a family could want! Hardwood floors thru-out the main floor. Gas cooktop with a kitchen island and a huge eat-in kitchen perfect for hosting the holidays! The lower level boasts a huge master bedroom suite to die for! With its own wood-burning fireplace, walk-in closet, and a whirlpool tub in the master bedroom make it a one of kind bedroom. Not to mention a gigantic family room that connects to the bar area that makes this party central for you and 20 of your best friends! Not to mention you have a walk-out basement making it easy to step outside and appreciate the peaceful setting of nature all around you! Country living at it's best but 5 minutes away from everything! Make sure you see this gem! Book your showing today!

17. 2022-04-26
    historical

    Show marketing remark (989 chars)

    A hunters paradise along with a beautiful home! With the ability to view or harvest deer and turkeys or just enjoy the privacy and beauty the woods have to offer as you sit on your deck BBQing with friends and family! This 4 bed/2 bath home has everything a family could want! Hardwood floors thru-out the main floor. Gas cooktop with a kitchen island and a huge eat-in kitchen perfect for hosting the holidays! The lower level boasts a huge master bedroom suite to die for! With its own wood-burning fireplace, walk-in closet, and a whirlpool tub in the master bedroom make it a one of kind bedroom. Not to mention a gigantic family room that connects to the bar area that makes this party central for you and 20 of your best friends! Not to mention you have a walk-out basement making it easy to step outside and appreciate the peaceful setting of nature all around you! Country living at it's best but 5 minutes away from everything! Make sure you see this gem! Book your showing today!

18. 2022-04-22
    listed $209,000 Active 989-char remark

    Show marketing remark (989 chars)

    A hunters paradise along with a beautiful home! With the ability to view or harvest deer and turkeys or just enjoy the privacy and beauty the woods have to offer as you sit on your deck BBQing with friends and family! This 4 bed/2 bath home has everything a family could want! Hardwood floors thru-out the main floor. Gas cooktop with a kitchen island and a huge eat-in kitchen perfect for hosting the holidays! The lower level boasts a huge master bedroom suite to die for! With its own wood-burning fireplace, walk-in closet, and a whirlpool tub in the master bedroom make it a one of kind bedroom. Not to mention a gigantic family room that connects to the bar area that makes this party central for you and 20 of your best friends! Not to mention you have a walk-out basement making it easy to step outside and appreciate the peaceful setting of nature all around you! Country living at it's best but 5 minutes away from everything! Make sure you see this gem! Book your showing today!

19. 2022-04-19
    historical $209,000 989-char remark

    Show marketing remark (989 chars)

    A hunters paradise along with a beautiful home! With the ability to view or harvest deer and turkeys or just enjoy the privacy and beauty the woods have to offer as you sit on your deck BBQing with friends and family! This 4 bed/2 bath home has everything a family could want! Hardwood floors thru-out the main floor. Gas cooktop with a kitchen island and a huge eat-in kitchen perfect for hosting the holidays! The lower level boasts a huge master bedroom suite to die for! With its own wood-burning fireplace, walk-in closet, and a whirlpool tub in the master bedroom make it a one of kind bedroom. Not to mention a gigantic family room that connects to the bar area that makes this party central for you and 20 of your best friends! Not to mention you have a walk-out basement making it easy to step outside and appreciate the peaceful setting of nature all around you! Country living at it's best but 5 minutes away from everything! Make sure you see this gem! Book your showing today!

20. 2022-04-12
    listed $209,000
21. 2019-04-08
    soldstatus $142,000
22. 2019-04-05
    status Pending
23. 2019-04-05
    soldstatus Closed
24. 2019-02-21
    historical Active Under Contract
25. 2019-02-16
    listed $145,000 Active
26. 1999-09-03
    soldstatus $80,000

ⓘ 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: $3,393 · $283/mo
• Projected year-2 tax: $3,456 · $288/mo
• Expected delta: +$63/yr (+$5/mo · 1.9%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,845
• − Mortgage interest: −$8,682
• − Property taxes: −$3,393
• − Insurance: −$775
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,509
• Taxable income: $150
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,509/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 — Fairview Heights

• Score: 75/100
• State rank: #225
• US rank: #4180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,821
• Population (ZIP): 7,480

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 250,366 people
• By 2030: 240,511 · -3.9%
• By 2040: 217,391 · -13.2%
• By 2050: 192,699 · -23.0%
• By 2075: 140,637 · -43.8%
• By 2100: 100,499 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 18% Black 9% Two or more races 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Romanian 3% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · St. Clair

• 2024 margin: Lean D (+7.9) · D 53.0% · R 45.1% · Other 1.8%
• 2008→2024 swing: -14.6pp toward R · 2008: 22.4pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+8.7 2016: D+5.6 2012: D+14.5 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.21%
• Current HPI: 124.0291
• 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

+93.8% since first listed

26 events — show timeline

• 2026-04-29 Pending — MARIS as Distributed by MLS Grid
• 2026-04-19 Price Changed $155,000 MARIS as Distributed by MLS Grid
• 2026-03-16 Listed $165,000 MARIS as Distributed by MLS Grid
• 2025-05-06 Price Changed $237,000 MARIS as Distributed by MLS Grid
• 2025-05-02 Price Changed $219,000 MARIS as Distributed by MLS Grid
• 2025-04-12 Pending — MARIS as Distributed by MLS Grid
• 2025-03-24 Price Changed $224,900 MARIS as Distributed by MLS Grid
• 2025-02-24 Price Changed $229,900 MARIS as Distributed by MLS Grid
• 2025-01-16 Relisted — MARIS as Distributed by MLS Grid
• 2025-01-11 Delisted — MARIS as Distributed by MLS Grid
• 2025-01-10 Listed $239,900 MARIS as Distributed by MLS Grid
• 2024-12-28 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-05-25 Sold (MLS) — MRED as Distributed by MLS Grid
• 2022-05-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-05-20 Listing Removed — MRED as Distributed by MLS Grid
• 2022-04-26 Pending — MARIS as Distributed by MLS Grid
• 2022-04-26 Listing Removed — MRED as Distributed by MLS Grid
• 2022-04-22 Listed $209,000 MARIS as Distributed by MLS Grid
• 2022-04-19 Coming Soon $209,000 MARIS as Distributed by MLS Grid
• 2022-04-12 Listed $209,000 MRED as Distributed by MLS Grid
• 2019-04-08 Sold (Public Records) $142,000 Public Records
• 2019-04-05 Pending — MARIS as Distributed by MLS Grid
• 2019-04-05 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-02-21 Contingent — MARIS as Distributed by MLS Grid
• 2019-02-16 Listed $145,000 MARIS as Distributed by MLS Grid
• 1999-09-03 Sold (Public Records) $80,000 Public Records

Property tax history

+6.0%/yr

Latest (2024): $3,393 · +8.6% YoY. Source: county tax records.