801 Strong Ave · Collinsville, IL 62234

$75,000

2 bd · 1.0 ba · 978 sqft · SingleFamily public records · 55 Days on market

Built 1950 0.25 ac lot $77/sqft · 39% below area

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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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• 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 MLS

Cute Bungalow with tons of updates! This house features a large living room plus a space that could be used for a dining room or second family room. Large COMPLETELY remodeled Kitchen with new cabinet appliances, counter tops and a large pantry. Master Bedroom is on the main floor with a nice updated bathroom. Upstairs is a loft area with two bedrooms. Updates include: 2009 - Stove, Refrigerator, 2010 - Roof, Windows, Sliding Doors, 2012 - Dishwasher, Back & Front Porch, 2015 - New Carpet & Flooring

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage reported; Seller open to concessions

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren; Cable available
• Home design: Single-family residence; One and one-half stories; Private ownership
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Back yard; Lot approximately 0.25 acres (50 x 175)

Interior

• Bedrooms: Three bedrooms total (one on the main level, two on the upper level)
• Bathrooms: One full bathroom (located on the main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full basement; Nine total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $519 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 + 3.1% rent growth), your $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.
• Current owner paid $61k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1950 — 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.51% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.90%
• DSCR: 1.49
• GRM: 5.5

CMA / ARV

• ARV (median comp): $168,332
• List price: $75,000
• Delta: -55.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 N Morrison Ave	0.27mi	1/1.0 (-1)	986 (+1%)	13mo	$35,000	$35	70
415 N Center St	0.36mi	3/2.0 (+1)	1,050 (+7%)	2mo	$125,000	$119	60
332 W Juda Ave	0.13mi	2/1.5	850 (-13%)	16mo	$39,900	$47	57
261 N Seminary St	0.44mi	1/1.0 (-1)	1,020 (+4%)	15mo	$97,400	$95	55
102 W Madison Ave	0.40mi	3/1.0 (+1)	912 (-7%)	16mo	$135,000	$148	52
329 N Aurora St	0.54mi	2/1.0	1,086 (+11%)	10mo	$144,900	$133	48
998 N Keebler Ave	0.39mi	3/1.5 (+1)	1,080 (+10%)	11mo	$170,000	$157	48
315 Hartman Dr	0.75mi	2/1.0	1,015 (+4%)	13mo	$145,000	$143	48
616 Johnson Hill Rd Unit C	0.60mi	2/1.5	915 (-6%)	16mo	$75,000	$82	46
400 E Wickliffe Ave	0.54mi	2/1.0	833 (-15%)	10mo	$145,000	$174	42
122 N Orient St	0.70mi	1/1.0 (-1)	888 (-9%)	17mo	$85,000	$96	33
672 Burroughs Ave	0.65mi	1/1.0 (-1)	1,109 (+13%)	15mo	$140,000	$126	30

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 · 3.1% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $240
• Equity at exit: $11,183

10-year hold

• IRR: 10.2%
• Equity multiple: 1.80×
• Total profit: $16,848
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$393
• Tax from tax record: −$276 /mo · $3,317/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $191

Break-even live

Break-even rent $887

Max offer price $75,000

Occupancy floor 78%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 W Madison Ave Collinsville, IL	3.0	1.0	1100	$1,650	$1.50	14d	1	0.40mi
502 Wadsworth St Unit B Collinsville, IL	1.0	1.0	600	$825	$1.38	43d	1	0.50mi
319 N Hesperia St Collinsville, IL	2.0	1.0	1000	$1,200	$1.20	1d	1	0.55mi
108 S Clinton St Unit 5 Collinsville, IL	1.0	1.0	700	$700	$1.00	12d	1	0.70mi
212 S Chestnut St Unit 4 Collinsville, IL	1.0	1.0	760	$1,100	$1.45	43d	1	0.80mi
212 S Chestnut St Unit 2 Collinsville, IL	1.0	1.0	720	$1,100	$1.53	10d	1	0.80mi
114 Greenfield Dr Collinsville, IL	2.0	1.0	900	$1,250	$1.39	43d	1	0.88mi
1225 W Main St Collinsville, IL	3.0	1.0	1010	$1,350	$1.34	7d	1	1.03mi
678 Camelot Dr Unit 22 Collinsville, IL	2.0	1.0	800	$875	$1.09	19d	1	1.15mi
88 Bethel Rd Collinsville, IL	2.0	1.5	1000	$1,300	$1.30	43d	1	1.25mi
623 Saint Louis Rd Unit 124 Collinsville, IL	1.0	1.0	600	$725	$1.21	1d	1	1.39mi
1003 S Morrison Ave Unit IB-37 Collinsville, IL	1.0	1.0	700	$1,000	$1.43	1d	1	1.42mi
1003 S Morrison Ave Unit 37 Collinsville, IL	2.0	1.0	800	$1,100	$1.38	43d	1	1.42mi
1003 S Morrison Ave Unit IB-23 Collinsville, IL	1.0	1.0	700	$1,000	$1.43	10d	1	1.42mi
1003 S Morrison Ave Unit IB-169 Collinsville, IL	2.0	1.0	900	$1,100	$1.22	1d	1	1.42mi
1002 Apache Dr Collinsville, IL	2.0	1.0	864	$875	$1.01	1d	1	1.46mi
1104 Arrowhead Dr Collinsville, IL	2.0	1.0	900	$975	$1.08	7d	1	1.46mi
1104 Arrowhead Dr Collinsville, IL	2.0	1.0	900	$975	$1.08	1d	1	1.46mi
1106 Arrowhead Dr Unit A Collinsville, IL	2.0	1.5	950	$975	$1.03	3d	1	1.47mi
34 Marcia Ct Unit 7 Collinsville, IL	2.0	1.5	900	$895	$0.99	12d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $75,000 Active 55 DOM
2. 2026-06-17
   days on market $75,000 Active 54 DOM
3. 2026-06-16
   days on market $75,000 Active 53 DOM
4. 2026-06-15
   days on market $75,000 Active 52 DOM
5. 2026-06-13
   days on market $75,000 Active 50 DOM
6. 2026-06-13
   days on market $75,000 Active 49 DOM
7. 2026-06-09
   days on market $75,000 Active 46 DOM
8. 2026-06-08
   days on market $75,000 Active 45 DOM
9. 2026-06-07
   days on market $75,000 Active 44 DOM
10. 2026-06-05
    days on market $75,000 Active 41 DOM
11. 2026-06-03
    days on market $75,000 Active 40 DOM
12. 2026-06-02
    days on market $75,000 Active 39 DOM
13. 2026-06-01
    days on market $75,000 Active 38 DOM
14. 2026-05-31
    days on market $75,000 Active 37 DOM
15. 2026-04-24
    listed $75,000 Active 679-char remark
16. 2016-10-07
    soldstatus $61,000
17. 2016-10-03
    soldstatus Closed 516-char remark

    Show marketing remark (516 chars)

    Cute Bungalow with tons of updates! This house features a large living room plus a space that could be used for a dining room or second family room. Large COMPLETELY remodeled Kitchen with new cabinet appliances, counter tops and a large pantry. Master Bedroom is on the main floor with a nice updated bathroom. Upstairs is a loft area with two bedrooms. Updates include: 2009 - Stove, Refrigerator, 2010 - Roof, Windows, Sliding Doors, 2012 - Dishwasher, Back & Front Porch, 2015 - New Carpet & Flooring

18. 2016-08-25
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Cute Bungalow with tons of updates! This house features a large living room plus a space that could be used for a dining room or second family room. Large COMPLETELY remodeled Kitchen with new cabinet appliances, counter tops and a large pantry. Master Bedroom is on the main floor with a nice updated bathroom. Upstairs is a loft area with two bedrooms. Updates include: 2009 - Stove, Refrigerator, 2010 - Roof, Windows, Sliding Doors, 2012 - Dishwasher, Back & Front Porch, 2015 - New Carpet & Flooring

19. 2016-08-12
    price $69,900 516-char remark

    Show marketing remark (516 chars)

    Cute Bungalow with tons of updates! This house features a large living room plus a space that could be used for a dining room or second family room. Large COMPLETELY remodeled Kitchen with new cabinet appliances, counter tops and a large pantry. Master Bedroom is on the main floor with a nice updated bathroom. Upstairs is a loft area with two bedrooms. Updates include: 2009 - Stove, Refrigerator, 2010 - Roof, Windows, Sliding Doors, 2012 - Dishwasher, Back & Front Porch, 2015 - New Carpet & Flooring

20. 2016-06-07
    price $74,900 516-char remark

    Show marketing remark (516 chars)

    Cute Bungalow with tons of updates! This house features a large living room plus a space that could be used for a dining room or second family room. Large COMPLETELY remodeled Kitchen with new cabinet appliances, counter tops and a large pantry. Master Bedroom is on the main floor with a nice updated bathroom. Upstairs is a loft area with two bedrooms. Updates include: 2009 - Stove, Refrigerator, 2010 - Roof, Windows, Sliding Doors, 2012 - Dishwasher, Back & Front Porch, 2015 - New Carpet & Flooring

21. 2016-05-04
    listed $77,000 Active 516-char remark

    Show marketing remark (516 chars)

    Cute Bungalow with tons of updates! This house features a large living room plus a space that could be used for a dining room or second family room. Large COMPLETELY remodeled Kitchen with new cabinet appliances, counter tops and a large pantry. Master Bedroom is on the main floor with a nice updated bathroom. Upstairs is a loft area with two bedrooms. Updates include: 2009 - Stove, Refrigerator, 2010 - Roof, Windows, Sliding Doors, 2012 - Dishwasher, Back & Front Porch, 2015 - New Carpet & Flooring

22. 2005-06-07
    soldstatus $77,000
23. 1991-01-18
    soldstatus $49,000

ⓘ 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: $3,317 · $276/mo
• Projected year-2 tax: $3,317 · $276/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 ≥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: $13,546
• − Mortgage interest: −$4,201
• − Property taxes: −$3,317
• − Insurance: −$375
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$2,182
• Taxable income: $1,303
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $1,976/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

+53.1% since first listed

9 events — show timeline

• 2026-04-24 Listed $75,000 MARIS as Distributed by MLS Grid
• 2016-10-07 Sold (Public Records) $61,000 Public Records
• 2016-10-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-08-25 Pending — MARIS as Distributed by MLS Grid
• 2016-08-12 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2016-06-07 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2016-05-04 Listed $77,000 MARIS as Distributed by MLS Grid
• 2005-06-07 Sold (Public Records) $77,000 Public Records
• 1991-01-18 Sold (Public Records) $49,000 Public Records

Property tax history

+6.3%/yr

Latest (2024): $3,317 · +5.0% YoY. Source: county tax records.