103 W Kell St · Worden, IL 62097

$45,000

2 bd · 2.0 ba · 2,516 sqft · SingleFamily public records · 71 Days on market

Built 1900 10,497 sqft lot $18/sqft · 85% below area

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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
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special! Large 4-bed, 2-bath home in Worden featuring over 2,500 sq. ft. of potential. This home requires a full "down to the studs" renovation but offers incredible character for the right buyer. Being sold As-Is, Where-Is. Excellent opportunity to build sweat equity or add a high-value asset to your rental portfolio. Safety first: All parties must sign a Hold Harmless Agreement before entering the property.

Key facts

• 0.24 acre lot
• Built 1900
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#612 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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.
• Market conditions: 16 active listings in the ZIP; 336 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($311 loan paydown + $3k appreciation (5.8% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $4k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 2.34% ✓
• Cap rate: 20.18%
• Cash-on-cash: 49.60%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (median comp): $308,463
• List price: $45,000
• Delta: -85.41%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 N Shirley St	0.44mi	3/2.0 (+1)	2,498 (-1%)	0mo	$259,900	$104	73
8836 Wildewood Dr	0.66mi	3/3.0 (+1)	2,473 (-2%)	11mo	$349,900	$141	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.2%
• Equity multiple: 4.62×
• Total profit: $45,600
• Equity at exit: $27,673

10-year hold

• IRR: 55.2%
• Equity multiple: 9.60×
• Total profit: $108,349
• Equity at exit: $49,661

Cash invested: $12,600 (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 62097

• Home prices YoY: 1.9%
• Active inventory: 16
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $521

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 46%

Sensitivity live

Price	-10% $552	-5% $536	+0% $521	+5% $505	+10% $490
Rent	-10% $438	-5% $479	+0% $521	+5% $562	+10% $604
Rate	-1.0pp $543	-0.5pp $532	base $521	+0.5pp $509	+1.0pp $497

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   status $45,000 Pending 71 DOM
2. 2026-04-28
   price $45,000 431-char remark

   Show marketing remark (431 chars)

   Investor Special! Large 4-bed, 2-bath home in Worden featuring over 2,500 sq. ft. of potential. This home requires a full "down to the studs" renovation but offers incredible character for the right buyer. Being sold As-Is, Where-Is. Excellent opportunity to build sweat equity or add a high-value asset to your rental portfolio. Safety first: All parties must sign a Hold Harmless Agreement before entering the property.

3. 2026-03-20
   listed $49,000 Active 431-char remark

   Show marketing remark (431 chars)

   Investor Special! Large 4-bed, 2-bath home in Worden featuring over 2,500 sq. ft. of potential. This home requires a full "down to the studs" renovation but offers incredible character for the right buyer. Being sold As-Is, Where-Is. Excellent opportunity to build sweat equity or add a high-value asset to your rental portfolio. Safety first: All parties must sign a Hold Harmless Agreement before entering the property.

4. 2024-12-30
   soldstatus Closed 471-char remark

   Show marketing remark (471 chars)

   Investor special. Great lot not far from school. Please do not come on property without an appointment and licensed Real Estate Agent present. Great Corner lot in Edwardsville School District. The buyer of this home will be accepting it "as is" and with all contents. This home needs TLC or is a tear down. Seller is not permitting interior showings.Cash or private financing buyers only. This home will not qualify for FHA, VA, USDA or Conventional financing.

5. 2024-12-14
   status Pending 471-char remark

   Show marketing remark (471 chars)

   Investor special. Great lot not far from school. Please do not come on property without an appointment and licensed Real Estate Agent present. Great Corner lot in Edwardsville School District. The buyer of this home will be accepting it "as is" and with all contents. This home needs TLC or is a tear down. Seller is not permitting interior showings.Cash or private financing buyers only. This home will not qualify for FHA, VA, USDA or Conventional financing.

6. 2024-11-22
   listed $35,000 Active 471-char remark

   Show marketing remark (471 chars)

   Investor special. Great lot not far from school. Please do not come on property without an appointment and licensed Real Estate Agent present. Great Corner lot in Edwardsville School District. The buyer of this home will be accepting it "as is" and with all contents. This home needs TLC or is a tear down. Seller is not permitting interior showings.Cash or private financing buyers only. This home will not qualify for FHA, VA, USDA or Conventional financing.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,635
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$1,309
• Taxable income: $5,883
• Est. tax owed @ 24.0%: −$1,412
• After-tax cash flow: $4,838/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 — Worden

• Score: 65/100
• State rank: #612
• US rank: #12601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worden, IL
• Population (ZIP): 2,627

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 (97%)
• Race & ethnicity: White 97% Asian 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Romanian 2%
• Foreign-born: 3%
• Languages at home: 97% English-only · Other Indo-European 2%

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: ▲ 5.78%
• Current HPI: 317.7762
• Rent YoY: —
• Metro: —
• 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

+28.6% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2026-03-20 Listed $49,000 MARIS as Distributed by MLS Grid
• 2024-12-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-12-14 Pending — MARIS as Distributed by MLS Grid
• 2024-11-22 Listed $35,000 MARIS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $2,575 · +3.9% YoY. Source: county tax records.