5 Jones Park · Pontoon Beach, IL 62040

$55,000

2 bd · 1.0 ba · 2,223 sqft · SingleFamily public records · 259 Days on market

Built 1930 6,046 sqft 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
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this rare chance to own TWO homes for the price of one! This unique Granite City property is packed with potential and ready for your vision. The main home features 3 bedrooms and 2 bathrooms, offering ample space to renovate and customize to your liking. Situated on five total parcels (PINs: 17-2-20-11-05-101-017, -018, -020, -021, and -003), there's plenty of room to expand or develop. The second home, located at 22 Jones, sits on parcel ending in 020 and is available for exterior viewing only. Conveniently located near restaurants, public transportation, and just minutes from highway access—making commuting a breeze! Opportunities like this don’t come around often.

Key facts

• Near schools
• Near restaurants
• 5 parcels

Tags

• GRANITE CITY HOME
• 5 PARCELS
• NEAR SCHOOLS
• NEAR RESTAURANTS
• PUBLIC TRANSPORTATION
• MINUTES TO HIGHWAY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,042 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Granite City CUSD 9 (suburban): math 9% / reading 11% proficiency, ranked #570 of 620 in IL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Granite City High School (math 10% / reading 12%, grade F, #522 of 693 statewide, top 76%, 1,805 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.7%/yr); 194 active listings in the ZIP; 2 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 $380 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 + 1.7% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.35% ✓
• Cap rate: 19.39%
• Cash-on-cash: 46.78%
• DSCR: 3.08
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $206,739
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Jones Park	0.00mi	3/2.0 (+1)	2,011 (-10%)	1mo	$55,000	$27	74
4121 Bruene Ave	0.24mi	3/2.0 (+1)	2,142 (-4%)	10mo	$250,000	$117	65
4089 Kaseberg	0.19mi	3/2.0 (+1)	2,158 (-3%)	23mo	$184,900	$86	58
4241 State Route 162	0.64mi	3/1.5 (+1)	2,145 (-4%)	12mo	$200,000	$93	47
4017 Central Ln	0.51mi	2/2.5	2,372 (+7%)	14mo	$237,500	$100	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 · 1.67% rent growth · sell at horizon

5-year hold

• IRR: 42.5%
• Equity multiple: 2.80×
• Total profit: $27,663
• Equity at exit: $8,201

10-year hold

• IRR: 48.0%
• Equity multiple: 5.33×
• Total profit: $66,685
• Equity at exit: $4,755

Cash invested: $15,400 (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 62040

• Home prices YoY: -21.8%
• Rents YoY: 1.7%
• Active inventory: 194
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $600

Break-even live

Break-even rent $533

Max offer price $55,000

Occupancy floor 49%

Sensitivity live

Price	-10% $632	-5% $616	+0% $600	+5% $585	+10% $569
Rent	-10% $498	-5% $549	+0% $600	+5% $651	+10% $703
Rate	-1.0pp $628	-0.5pp $614	base $600	+0.5pp $586	+1.0pp $572

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 William John Ct Granite City, IL	3.0	1.0	1998	$1,495	$0.75	0d	1	1.36mi
5 William John Ct Granite City, IL	3.0	1.0	1998	$1,495	$0.75	25d	1	1.36mi

Listing history 7 events

1. 2026-04-10
   status Pending
2. 2026-02-23
   price $55,000
3. 2025-10-20
   price $127,500
4. 2025-09-23
   price $137,000
5. 2025-08-29
   price $143,500
6. 2025-08-28
   price $118,900
7. 2025-07-25
   listed $147,500 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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,514
• − Mortgage interest: −$3,081
• − Property taxes: −$1,316
• − Insurance: −$275
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$1,600
• Taxable income: $6,760
• Est. tax owed @ 24.0%: −$1,623
• After-tax cash flow: $5,582/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: Granite City CUSD 9
• NCES district ID: 1717280
• Math proficiency: 9% ▼ -4.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $45,082
• Composite: 9.15/100
• National rank: #9864
• State rank: #570 of 620 in IL

Livability — Pontoon Beach

• Score: 59/100
• State rank: #1042
• US rank: #19961

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pontoon Beach, IL
• County: Madison County · 189,064 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,404
• Household income: $60,031
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 923.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 9% Black 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -56.88%
• Current HPI: 204.4612
• Rent YoY: ▲ 1.67%
• 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

-62.7% since first listed

7 events — show timeline

• 2026-04-10 Pending — MARIS as Distributed by MLS Grid
• 2026-02-23 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2025-10-20 Price Changed $127,500 MARIS as Distributed by MLS Grid
• 2025-09-23 Price Changed $137,000 MARIS as Distributed by MLS Grid
• 2025-08-29 Price Changed $143,500 MARIS as Distributed by MLS Grid
• 2025-08-28 Price Changed $118,900 MARIS as Distributed by MLS Grid
• 2025-07-25 Listed $147,500 MARIS as Distributed by MLS Grid

Property tax history

-6.3%/yr

Latest (2023): $1,316 · -4.3% YoY. Source: county tax records.