6024 W B St · Belleville, IL 62223

$64,900

3 bd · 2.0 ba · 964 sqft · SingleFamily public records · 36 Days on market

Built 1900 9,147 sqft lot

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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 +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Opportunity awaits with this charming 1.5-story home featuring a welcoming covered front porch, back deck off kitchen and an oversized detached one-car garage. Main floor has living room, large kitchen, two bedrooms and a full bath. Second floor can be used as a bedroom or recreation area. Full of potential, this property is ready for renovation and offers the perfect chance to bring your vision to life. Whether you’re an investor, flipper, or buyer looking to customize a home to your style, this property has endless possibilities. Convenient layout, spacious garage storage, and classic character make this a great value with room to grow. Bring your ideas and transform this home into

Key facts

• Covered front porch
• Large kitchen
• Back deck

Tags

• COVERED FRONT PORCH
• BACK DECK
• OVERSIZED DETACHED GARAGE
• LARGE KITCHEN
• SECOND FLOOR RECREATION AREA
• SPACIOUS GARAGE STORAGE

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; Two levels; Residential property
• Construction: Frame construction
• Exterior features: Front yard; Back yard

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 5.6% in Belleville — 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 78/100 on livability (#142 in IL, #2,604 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities D-.
• Belleville Twp Hsd 201 (suburban): math 21% / reading 28% proficiency, ranked #308 of 620 in IL (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Belleville High School-West (math 19% / reading 26%, grade F, #317 of 693 statewide, top 46%, 2,234 students, 0% FRL).
• Market conditions: 103 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (9.5% local appreciation)).
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; 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 $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1900 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.02% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.45%
• DSCR: 2.40
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $132,068
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Lakeview Dr	0.34mi	3/1.0	1,040 (+8%)	1mo	$165,000	$159	67
140 Willow Creek Rd	0.51mi	3/2.0	1,048 (+9%)	4mo	$129,900	$124	58
408 Southgate Dr	0.43mi	2/1.0 (-1)	1,068 (+11%)	2mo	$159,500	$149	51
105 Barrington Dr	0.36mi	2/1.0 (-1)	1,008 (+5%)	19mo	$135,000	$134	50
304 Ridgewood Dr	0.35mi	2/1.0 (-1)	1,050 (+9%)	12mo	$149,500	$142	50
8 S 51st St	0.69mi	2/1.0 (-1)	940 (-2%)	6mo	$110,000	$117	50
4619 Ruth St	0.75mi	2/1.0 (-1)	952 (-1%)	6mo	$130,000	$137	49
309 Southgate Dr	0.35mi	2/1.0 (-1)	872 (-10%)	19mo	$155,000	$178	43
2 Lakeview Dr	0.48mi	2/1.5 (-1)	1,050 (+9%)	18mo	$50,000	$48	41
6 S 51st St	0.69mi	2/1.0 (-1)	968 (+0%)	21mo	$89,000	$92	41
505 Springdale Dr	0.63mi	3/1.0	1,092 (+13%)	15mo	$130,000	$119	32
9 Lakewood Dr	0.58mi	2/1.0 (-1)	1,089 (+13%)	15mo	$157,500	$145	30

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

Projected returns pro-forma

9.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.5%
• Equity multiple: 4.50×
• Total profit: $63,551
• Equity at exit: $56,113

10-year hold

• IRR: 41.7%
• Equity multiple: 9.97×
• Total profit: $162,940
• Equity at exit: $118,590

Cash invested: $18,172 (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 62223

• Home prices YoY: 3.8%
• Active inventory: 103
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$340
• Tax from tax record: −$191 /mo · $2,297/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $476

Break-even live

Break-even rent $707

Max offer price $64,900

Occupancy floor 59%

Sensitivity live

Price	-10% $513	-5% $495	+0% $476	+5% $458	+10% $439
Rent	-10% $373	-5% $424	+0% $476	+5% $528	+10% $580
Rate	-1.0pp $509	-0.5pp $493	base $476	+0.5pp $459	+1.0pp $442

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6105 W Washington St Belleville, IL	3.0	1.5	1120	$1,575	$1.41	24d	1	0.17mi
5784 Brett Michael Ln Belleville, IL	1.0–2.0	1.0–2.0	801	$1,195	$1.49	8d	7	0.75mi
219 Freedom Dr Unit 232-Q Belleville, IL	2.0	1.0	936	$895	$0.96	18d	1	0.97mi
219 Freedom Dr Unit 228-G Belleville, IL	2.0	1.0	936	$895	$0.96	5d	1	0.97mi
219 Freedom Dr Unit 228-P Belleville, IL	2.0	1.0	936	$970	$1.04	24d	1	0.97mi
219 Freedom Dr Unit 232-B Belleville, IL	2.0	1.0	936	$895	$0.96	24d	1	0.97mi
4516 W Main St Belleville, IL	2.0	1.0	607	$850	$1.40	24d	1	1.06mi
56 Friendly Dr Belleville, IL	2.0	1.0	1000	$1,550	$1.55	24d	1	1.11mi
7235 Westfield Plaza Dr Belleville, IL	1.0–2.0	1.0	795	$975	$1.23	3d	1	1.20mi
654 N 39th St Belleville, IL	3.0	1.0	984	$1,400	$1.42	18d	1	1.37mi
1000 Royal Heights Rd Belleville, IL	2.0	1.5	1100	$1,345	$1.22	24d	1	1.45mi

Listing history 14 events

1. 2026-06-17
   days on market $64,900 Active 36 DOM
2. 2026-06-16
   days on market $64,900 Active 35 DOM
3. 2026-06-15
   days on market $64,900 Active 34 DOM
4. 2026-06-13
   days on market $64,900 Active 32 DOM
5. 2026-06-09
   days on market $64,900 Active 28 DOM
6. 2026-06-08
   days on market $64,900 Active 27 DOM
7. 2026-06-07
   days on market $64,900 Active 26 DOM
8. 2026-06-03
   days on market $64,900 Active 22 DOM
9. 2026-06-02
   days on market $64,900 Active 21 DOM
10. 2026-06-01
    days on market $64,900 Active 20 DOM
11. 2026-05-31
    days on market $64,900 Active 19 DOM
12. 2026-05-12
    listed $64,900 Active
13. 2022-05-17
    soldstatus $906,500
14. 2022-05-17
    soldstatus $611,500

ⓘ 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: $2,297 · $191/mo
• Projected year-2 tax: $2,297 · $191/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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,722
• − Mortgage interest: −$3,635
• − Property taxes: −$2,297
• − Insurance: −$324
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$1,888
• Taxable income: $5,061
• Est. tax owed @ 24.0%: −$1,215
• After-tax cash flow: $4,500/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: Belleville Twp Hsd 201
• NCES district ID: 1705640
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $58,064
• Composite: 22.39/100
• National rank: #8115
• State rank: #308 of 620 in IL

Livability — Belleville

• Score: 78/100
• State rank: #142
• US rank: #2604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belleville, IL
• County: Saint Clair County · 169,691 people
• City population: 47,407
• Metro: St. Louis, MO-IL
• Population (ZIP): 16,269
• Household income: $73,700
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 656.0

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 250,366 people
• By 2030: 240,511 · -3.9%
• By 2040: 217,391 · -13.2%
• By 2050: 192,699 · -23.0%
• By 2075: 140,637 · -43.8%
• By 2100: 100,499 · -59.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · St. Clair

• 2024 margin: Lean D (+7.9) · D 53.0% · R 45.1% · Other 1.8%
• 2008→2024 swing: -14.6pp toward R · 2008: 22.4pp · 2024: 7.9pp
• All cycles: 2024: D+7.9 2020: D+8.7 2016: D+5.6 2012: D+14.5 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.50%
• Current HPI: 259.15
• 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

-92.8% since first listed

3 events — show timeline

• 2026-05-12 Listed $64,900 MARIS as Distributed by MLS Grid
• 2022-05-17 Sold (Public Records) $611,500 Public Records
• 2022-05-17 Sold (Public Records) $906,500 Public Records

Property tax history

+13.2%/yr

Latest (2024): $2,297 · -13.9% YoY. Source: county tax records.