3213 Duco St · Alton, IL 62002

$12,900

2 bd · 1.0 ba · 690 sqft · SingleFamily public records · 5 Days on market

Built 1951 3,994 sqft lot ↓ 46% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Who's looking for a rehab?? This home has a ton of potential but is not move in ready. It offers a large bedroom, spacious eat in kitchen, a living room and a full basement. This one is a total rehab. Being sold AS-IS, all personal property goes with the sale and will be buyers responsibility to remove. Seller will not provide any repairs, warranties or occupancy inspection.

Key facts

• 3,994 sq ft lot
• Built 1951
• Listed 5 days

Property features AI

Finance

• Financial info: Owned by a bank (REO); Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One level
• Construction: Aluminum siding; Block basement
• Exterior features: Back yard

Interior

• Kitchen: Main-level kitchen
• Bedrooms: One bedroom located on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Living room on the main level; Bonus room
• Laundry & utility: Basement provides additional utility space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $13k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $13k).
• Cap rate 64.0% 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; 2 comparable units currently listed for rent nearby; 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $89 of loan paydown is wiped out by about $387 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $12,900

Questions for the listing agent

1. Built in 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.96% ✓
• Cap rate: 64.03%
• Cash-on-cash: 206.19%
• DSCR: 10.17
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $77,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3404 Oak Dr	0.24mi	2/1.0	728 (+6%)	0mo	$122,900	$169	79
3502 Oscar Ave	0.48mi	2/1.0	672 (-3%)	2mo	$105,000	$156	72
3006 Watalee St	0.35mi	2/1.0	720 (+4%)	7mo	$35,000	$49	71
510 Marsh Ave	0.42mi	2/1.0	726 (+5%)	1mo	$31,700	$44	70
2814 Grandview Ave	0.30mi	2/1.0	756 (+10%)	0mo	$69,900	$92	70
3311 Sherman St	0.58mi	2/1.0	710 (+3%)	2mo	$75,000	$106	66
504 Goodfellow Ave	0.47mi	2/1.0	740 (+7%)	9mo	$58,000	$78	59
2614 Denny Ave	0.55mi	2/1.0	750 (+9%)	2mo	$85,000	$113	58
3708 Coronado Dr	0.60mi	2/1.0	755 (+9%)	6mo	$110,000	$146	52
3410 Fullerton Ave	0.63mi	2/1.0	787 (+14%)	0mo	$92,500	$118	47
3512 Wickenhauser Ave	0.61mi	2/1.0	791 (+15%)	5mo	$105,000	$133	43
3432 Thomas	0.57mi	3/1.0 (+1)	790 (+14%)	10mo	$36,000	$46	36

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: —
• Equity multiple: 12.68×
• Total profit: $42,200
• Equity at exit: $1,923

10-year hold

• IRR: —
• Equity multiple: 31.26×
• Total profit: $109,312
• Equity at exit: $1,115

Cash invested: $3,612 (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: 1.2×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$68
• Tax est. 1.5%: −$16 /mo · $194/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $621

Break-even live

Break-even rent $113

Max offer price $12,900

Occupancy floor 26%

Sensitivity live

Price	-10% $630	-5% $625	+0% $621	+5% $616	+10% $612
Rent	-10% $550	-5% $585	+0% $621	+5% $656	+10% $692
Rate	-1.0pp $627	-0.5pp $624	base $621	+0.5pp $617	+1.0pp $614

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: $3,225
• Closing costs: $387
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 Willard St Alton, IL	1.0	1.0	568	$750	$1.32	44d	1	0.50mi
806 Center St East Alton, IL	1.0	1.0	620	$675	$1.09	2d	1	1.20mi

Listing history 5 events

1. 2026-06-10
   status $12,900 Pending 5 DOM
2. 2026-06-09
   days on market $12,900 Active 5 DOM
3. 2026-06-08
   days on market $12,900 Active 4 DOM
4. 2026-06-07
   remarks 377-char remark
5. 2026-06-07
   listed $12,900 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°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: $10,782
• − Mortgage interest: −$723
• − Property taxes: −$194
• − Insurance: −$64
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$375
• Taxable income: $7,701
• Est. tax owed @ 24.0%: −$1,848
• After-tax cash flow: $5,599/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

-46.2% since first listed

2 events — show timeline

• 2026-06-04 Listed $12,900 MARIS as Distributed by MLS Grid
• 1990-10-30 Sold (Public Records) $24,000 Public Records

Property tax history

+2.3%/yr

Latest (2024): $1,245 · +6.4% YoY. Source: county tax records.