207 Gremer Ave · Edwardsville, IL 62025

$89,900

2 bd · 1.0 ba · 763 sqft · SingleFamily public records · 13 Days on market

Built 1924 7,501 sqft lot $118/sqft · 37% below area Est $143k · 37% under

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

Listing remarks

Investor opportunity in a desirable Edwardsville location! This 2 bed, 1 bath home has a full basement and detached 1-car garage, offering plenty of potential for the right buyer. This true fixer upper needs significant renovation, but the possibilities are there to restore, update, or reimagine the space to fit your vision. Conveniently located near local amenities, shopping, dining, and more. Whether you’re looking for your next flip, rental property, or project home, this one is worth a look. Home being sold as-is.

Key facts

• Full basement
• Local amenities
• Detached garage

Tags

• FULL BASEMENT
• DETACHED GARAGE
• LOCAL AMENITIES

Property features AI

Finance

• Other: Living area reported as 763; Lot dimensions approximately 50 x 150

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public water; Public sewer; Electricity (Ameren); Natural gas connected; Water connected; Sewer connected; Electricity connected
• Home design: Single-family residence; One story; Residential property
• Construction: Wood siding; Built with full basement
• Exterior features: Back yard; Front yard; Rectangular lot; Some trees

Interior

• Kitchen: Free-standing gas range; Refrigerator
• Bedrooms: Two bedrooms (both on the main level)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Window unit cooling
• Interior features: Free-standing gas range; Refrigerator; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.1% vs local median 3.4% in Edwardsville — 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 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: 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); 203 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 16% 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 $622 of loan paydown is wiped out by about $3k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1924 — 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 $89,900

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 11.06%
• Cash-on-cash: 17.03%
• DSCR: 1.76
• GRM: 5.5

CMA / ARV

• ARV (median comp): $142,532
• List price: $89,900
• Delta: -36.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Gremer Ave	0.00mi	2/1.0	763 (0%)	0mo	$89,900	$118	100
48 Halleck Ave	0.06mi	2/1.0	792 (+4%)	10mo	$190,000	$240	83
223 Adams St	0.07mi	2/1.0	720 (-6%)	12mo	$168,000	$233	77
645 Isherwood Ave	0.25mi	3/1.0 (+1)	837 (+10%)	10mo	$104,000	$124	59
721 Taylor Ave	0.55mi	2/1.0	720 (-6%)	11mo	$185,000	$257	56
208 S Fillmore St	0.52mi	1/1.0 (-1)	831 (+9%)	3mo	$160,000	$193	54
502 E Union St	0.70mi	2/1.0	800 (+5%)	19mo	$170,500	$213	44
135 Columbia Ave	0.39mi	2/1.0	863 (+13%)	20mo	$199,900	$232	44

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: 4.6%
• Equity multiple: 1.17×
• Total profit: $4,282
• Equity at exit: $13,404

10-year hold

• IRR: 10.8%
• Equity multiple: 1.71×
• Total profit: $17,976
• Equity at exit: $7,773

Cash invested: $25,172 (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: 203
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$471
• Tax from tax record: −$205 /mo · $2,462/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $357

Break-even live

Break-even rent $904

Max offer price $89,900

Occupancy floor 69%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1058 Enclave Blvd Edwardsville, IL	3.0	3.0	1100	$1,825	$1.66	2d	1	0.47mi
300 S Main St Unit 10 New Edwardsville, IL	1.0	1.0	800	$1,175	$1.47	44d	1	0.78mi
300 S Main St Unit 3 New Edwardsville, IL	1.0	1.0	800	$1,000	$1.25	44d	1	0.78mi
300 S Main St Unit 06 Edwardsville, IL	2.0	1.5	900	$1,425	$1.58	44d	1	0.78mi
300 S Main St Edwardsville, IL	2.0	1.5	900	$1,425	$1.58	15d	1	0.78mi
813 Klein Ave Edwardsville, IL	2.0	1.5	900	$1,350	$1.50	22d	1	0.84mi
420 N Main St Edwardsville, IL	1.0	1.0	716	$2,240	$3.13	2d	1	0.86mi
505 N Main St Unit 505-A Edwardsville, IL	3.0	1.0	1000	$1,099	$1.10	20d	1	0.90mi
305 Pine St Unit 305-D Edwardsville, IL	2.0	1.0	750	$1,150	$1.53	12d	1	1.14mi
400 W Union St Unit 424-5 Edwardsville, IL	2.0	1.5	800	$1,200	$1.50	24d	1	1.20mi

Listing history 2 events

1. 2026-05-13
   status Pending 529-char remark
2. 2026-04-30
   listed $89,900 Active 529-char remark

ⓘ 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: $2,462 · $205/mo
• Projected year-2 tax: $2,462 · $205/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 · 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: $16,271
• − Mortgage interest: −$5,036
• − Property taxes: −$2,462
• − Insurance: −$450
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$2,615
• Taxable income: $3,105
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,540/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

• Census place: Edwardsville, IL
• 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

3 events — show timeline

• 2026-06-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2026-05-13 Pending — MARIS as Distributed by MLS Grid
• 2026-04-30 Listed $89,900 MARIS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2024): $2,462 · +6.2% YoY. Source: county tax records.