5041 Springfield Dr · Edwardsville, IL 62025

$250,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 3 Days on market

Built 1968 2.20 ac lot $179/sqft · 19% below area Est $411k · 39% under · waterfront

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Livability +4.5/5.0
• Cash flow +4.1/30.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Property being sold as in. Cash or conventional loans only. Escape to peaceful, secluded country living just minutes from downtown Edwardsville! Nestled on a picturesque 2.2-acre lot with a stocked pond, this property offers the perfect blend of privacy and convenience. Enjoy stunning, tranquil water views from the back deck—ideal for morning coffee or unwinding at the end of the day. This 3-bedroom, 2-bath home features a walkout basement, providing additional living space and easy access to the outdoors. Inside, you’ll find the warmth and charm of two wood-burning fireplaces, perfect for cozy nights. A newer roof and HVAC system provide added peace of mind and efficiency. The

Key facts

• 2.2 acre lot
• 2 garage spots
• Built 1968

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic tank / private sewer; 220-volt electric service; Electricity connected
• Home design: Single-family residence; Two levels; Residential property
• Construction: Brick construction; Basement (partially finished); Basement includes bathroom and walk-out access
• Exterior features: Deck; Patio; Pond on the property; Secluded setting with views; Waterfront (pond)

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (one main level, one in lower level / basement)
• Heating & cooling: Electric heating; Heat pump cooling
• Interior features: Pantry; Walk-out basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-685 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (48.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (44.4% below list).
• Recommended offer: $129k (48.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 90/100 on livability (#3 in IL, #83 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• Edwardsville CUSD 7 (suburban): math 39% / reading 36% proficiency, ranked #142 of 620 in IL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Woodland Elementary School (math 40% / reading 33%, grade F, #497 of 2,056 statewide, top 24%, 431 students, 0% FRL); Lincoln Middle School (math 37% / reading 33%, grade F, #191 of 665 statewide, top 30%, 818 students, 0% FRL); Edwardsville High School (math 40% / reading 45%, grade F, #73 of 693 statewide, top 11%, 2,354 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.4%/yr); 204 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($101k/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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $129,052 (48.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.56% ✗
• Cap rate: 3.01%
• Cash-on-cash: -11.74%
• DSCR: 0.48
• GRM: 15.0

CMA / ARV

• ARV (median comp): $411,343
• List price: $250,000
• Delta: -39.22%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5109 Springfield Dr	0.26mi	3/1.5	1,397 (-0%)	14mo	$295,500	$212	74
5126 Springfield Dr	0.34mi	3/1.5	1,350 (-4%)	22mo	$130,000	$96	58

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -41.2%
• Equity multiple: -0.26×
• Total profit: $-88,136
• Equity at exit: $37,276

10-year hold

• IRR: -91.0%
• Equity multiple: -1.12×
• Total profit: $-148,417
• Equity at exit: $21,615

Cash invested: $70,000 (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 62025

• Home prices YoY: -22.2%
• Rents YoY: -3.4%
• Active inventory: 204
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$368 /mo · $4,411/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-685

Break-even live

Break-even rent $2,257

Max offer price $129,052

Occupancy floor —

Sensitivity live

Price	-10% $-543	-5% $-614	+0% $-685	+5% $-755	+10% $-826
Rent	-10% $-794	-5% $-740	+0% $-685	+5% $-630	+10% $-575
Rate	-1.0pp $-559	-0.5pp $-621	base $-685	+0.5pp $-749	+1.0pp $-815

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6306 Fairfield Rd Unit Main Edwardsville, IL	2.0	1.0	950	$1,350	$1.42	19d	1	0.31mi
6306 Fairfield Rd Edwardsville, IL	2.0	1.0	900	$1,000	$1.11	14d	1	0.31mi
813 Klein Ave Edwardsville, IL	2.0	1.5	900	$1,350	$1.50	24d	1	1.39mi

Listing history 5 events

1. 2026-05-09
   status Pending 1090-char remark
2. 2026-05-06
   listed $250,000 Active 1090-char remark
3. 2009-09-01
   soldstatus $192,500
4. 2001-08-10
   soldstatus $160,000
5. 1988-06-24
   soldstatus $186,000

ⓘ 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: $4,411 · $368/mo
• Projected year-2 tax: $5,043 · $420/mo
• Expected delta: +$632/yr (+$53/mo · 14.3%)

ⓘ 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 ≥107°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,680
• − Mortgage interest: −$14,004
• − Property taxes: −$4,411
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$7,273
• Taxable loss: −$12,926
• Est. tax savings @ 24.0%: +$3,102
• After-tax cash flow: $-5,114/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: Edwardsville CUSD 7
• NCES district ID: 1713530
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 36% ▼ -17.00%
• Median HH income: $72,131
• Composite: 34.56/100
• National rank: #5169
• State rank: #142 of 620 in IL

Livability — Edwardsville

• Score: 90/100
• State rank: #3
• US rank: #83

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 189,064 people
• City population: 35,520
• Metro: St. Louis, MO-IL
• Population (ZIP): 35,520
• Household income: $100,741
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 1027.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -70.36%
• Current HPI: 245.9787
• Rent YoY: ▼ -3.37%
• 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

+61.3% since first listed

7 events — show timeline

• 2026-06-02 Sold (Public Records) $300,000 Public Records
• 2026-05-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-09 Pending — MARIS as Distributed by MLS Grid
• 2026-05-06 Listed $250,000 MARIS as Distributed by MLS Grid
• 2009-09-01 Sold (Public Records) $192,500 Public Records
• 2001-08-10 Sold (Public Records) $160,000 Public Records
• 1988-06-24 Sold (Public Records) $186,000 Public Records

Property tax history

+4.3%/yr

Latest (2024): $4,411 · +8.3% YoY. Source: county tax records.