4715 S State Route 159 · Glen Carbon, IL 62034

$168,000

3 bd · 2.0 ba · 1,244 sqft · SingleFamily public records · 10 Days on market

Built 1960 0.35 ac lot Est $215k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This Property is a great property to live in or have as an investment property. Less than 1 mile of Rt 159. Convenient location. This 3 bedroom 2 bath with a basement. This home has had a kitchen update. It is move in ready. Home has a large backyard. 1 Car attached garage!

Key facts

• Kitchen update
• Large backyard
• Convenient location

Tags

• KITCHEN UPDATE
• LARGE BACKYARD
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; 220 volt electric; Electricity connected; Sewer connected
• Home design: Single family residence; One story
• Construction: Aluminum siding
• Exterior features: Back yard

Interior

• Kitchen: Dishwasher; Microwave; Built-in gas range
• Bedrooms: Three bedrooms on the main level (sizes: 11x12, 11x10, 12x9)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Fireplace in family room; Concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (20.6% below list).
• Recommended offer: $131k (21.8% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.1% in Glen Carbon — 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 75/100 on livability (#236 in IL, #4,344 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment 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.
• Zoned schools: Albert Cassens Elementary (math 43% / reading 34%, grade F, #443 of 2,056 statewide, top 22%, 470 students, 0% FRL); Liberty Middle School (math 40% / reading 34%, grade F, #167 of 665 statewide, top 27%, 896 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: 118 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $120k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $131,400 (21.8% 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 1960 — 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 B-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. 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: 0.79% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.29%
• DSCR: 0.76
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $215,212
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Lou Juan Dr	0.33mi	3/2.5	1,305 (+5%)	1mo	$267,900	$205	74
11 Carolyn St	0.06mi	3/1.0	1,208 (-3%)	18mo	$190,000	$157	74
29 Carma St	0.13mi	3/2.0	1,332 (+7%)	22mo	$229,900	$173	64
19 Lou Juan Dr	0.34mi	3/2.0	1,344 (+8%)	12mo	$225,000	$167	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.14×
• Total profit: $-40,337
• Equity at exit: $25,049

10-year hold

• IRR: -21.2%
• Equity multiple: -0.10×
• Total profit: $-51,785
• Equity at exit: $14,526

Cash invested: $47,040 (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 62034

• Home prices YoY: -13.7%
• Active inventory: 118
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$310 /mo · $3,722/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-207

Break-even live

Break-even rent $1,596

Max offer price $131,400

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-160	+0% $-207	+5% $-255	+10% $-302
Rent	-10% $-313	-5% $-260	+0% $-207	+5% $-154	+10% $-102
Rate	-1.0pp $-123	-0.5pp $-164	base $-207	+0.5pp $-251	+1.0pp $-295

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Coachlight Trailer Park Glen Carbon, IL	2.0	1.0	728	$1,000	$1.37	3d	1	1.05mi
77 Sunset Ave Glen Carbon, IL	3.0	1.0	1500	$1,395	$0.93	18d	1	1.28mi

Listing history 7 events

1. 2026-06-16
   status $168,000 Pending 10 DOM
2. 2026-06-15
   days on market $168,000 Active Under Contract 10 DOM
3. 2026-06-13
   days on market $168,000 Active Under Contract 8 DOM
4. 2026-06-09
   days on market $168,000 Active Under Contract 4 DOM
5. 2026-06-08
   statusdays on market $168,000 Active Under Contract 3 DOM
6. 2026-06-07
   remarks 275-char remark
7. 2026-06-07
   listed $168,000 Active 2 DOM

ⓘ 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: $3,722 · $310/mo
• Projected year-2 tax: $3,768 · $314/mo
• Expected delta: +$46/yr (+$4/mo · 1.2%)

ⓘ 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: $16,010
• − Mortgage interest: −$9,411
• − Property taxes: −$3,722
• − Insurance: −$840
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$4,887
• Taxable loss: −$5,411
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $-1,187/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 — Glen Carbon

• Score: 75/100
• State rank: #236
• US rank: #4344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Carbon, IL
• County: Madison County · 189,064 people
• City population: 14,870
• Metro: St. Louis, MO-IL
• Population (ZIP): 14,870
• Household income: $101,260
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 153.0

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 (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 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: ▼ -37.33%
• Current HPI: 235.3221
• Rent YoY: —
• 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

+40.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $168,000 MARIS as Distributed by MLS Grid
• 2006-08-14 Sold (Public Records) $120,000 Public Records

Property tax history

+4.3%/yr

Latest (2024): $3,722 · +5.9% YoY. Source: county tax records.