29 Superior Dr · Belleville, IL 62223

$159,000

3 bd · 3.0 ba · 1,464 sqft · SingleFamily public records · 30 Days on market

Built 1912 0.48 ac lot Est $148k · 8% over

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Why this score? — see what drove the C- 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 +16.0/30.0
• Appreciation +9.8/10.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• ARV discount +4.1/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Lots of charm in a small package. 2 Bedroom, 2 Bathroom home built in the early 1900's original hardwood floors, tall baseboards, built in bookshelves. The home has a nice loft area upstairs. The home has a central air unit plus to window a/c units upstairs. There is a nice covered patio. It also has a 1 car detached garage. The home sits on a large lot in a quiet subdivision. The home just recently received a new roof, vinyl flooring, and carpeting upstairs. This property is eligible under the Freddie Mac First Look Initiative through (20 days). Only owner occupant and NSP offers will be considered during this First Look time period. Ask you agent for more details.

Key facts

• 0.48 acre lot
• Garage
• Built 1912

Property features AI

Exterior

• Parking: Detached 1-car garage (1 parking space total)
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One-and-a-half story
• Construction: Aluminum siding and frame construction; Asphalt roof
• Exterior features: Front yard; Patio

Interior

• Bedrooms: Three bedrooms total — two on the main level, one on the upper level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom and one half bathroom
• Heating & cooling: Natural gas heating with forced air; Central electric air conditioning
• Interior features: Full unfinished walk-out basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $79 ($943/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (7.7% below list).
• Recommended offer: $147k (7.7% below list) — sets the bar for 1% rule.

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; 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $41k; list at $159k implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $146,715 (7.7% below list)

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $147,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Signal Park Ln	0.09mi	3/2.0	1,480 (+1%)	10mo	$149,000	$101	82
24 S 95th St	0.19mi	2/1.0 (-1)	1,448 (-1%)	1mo	$144,900	$100	75
14 S 87th St	0.36mi	4/1.0 (+1)	1,472 (+0%)	2mo	$154,500	$105	68
31 S 97th St	0.40mi	4/2.0 (+1)	1,465 (+0%)	6mo	$205,000	$140	67
14 S 88th St	0.29mi	3/1.5	1,583 (+8%)	10mo	$130,000	$82	59
2 Bluff Dr	0.50mi	3/1.5	1,384 (-6%)	4mo	$130,000	$94	58
34 S 87th St	0.33mi	4/1.5 (+1)	1,506 (+3%)	16mo	$179,900	$119	56
1 Cedar Hill Dr	0.58mi	2/1.5 (-1)	1,496 (+2%)	4mo	$129,900	$87	55
30 Creston Dr	0.40mi	3/2.5	1,248 (-15%)	1mo	$172,000	$138	54
125 Country Club Pl	0.65mi	3/2.5	1,514 (+3%)	12mo	$124,900	$82	52
106 Concord Dr	0.41mi	2/1.0 (-1)	1,536 (+5%)	11mo	$155,000	$101	50
4 Concord Dr	0.68mi	3/2.0	1,324 (-10%)	3mo	$164,900	$125	46

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: 24.8%
• Equity multiple: 2.94×
• Total profit: $86,190
• Equity at exit: $137,473

10-year hold

• IRR: 22.0%
• Equity multiple: 6.58×
• Total profit: $248,600
• Equity at exit: $290,535

Cash invested: $44,520 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$180 /mo · $2,165/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $79

Break-even live

Break-even rent $1,368

Max offer price $159,000

Occupancy floor 90%

Sensitivity live

Price	-10% $169	-5% $124	+0% $79	+5% $34	+10% $-11
Rent	-10% $-37	-5% $21	+0% $79	+5% $137	+10% $194
Rate	-1.0pp $159	-0.5pp $119	base $79	+0.5pp $37	+1.0pp $-5

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $159,000 Active 30 DOM
2. 2026-06-17
   days on market $159,000 Active 29 DOM
3. 2026-06-16
   days on market $159,000 Active 28 DOM
4. 2026-06-15
   days on market $159,000 Active 27 DOM
5. 2026-06-13
   days on market $159,000 Active 25 DOM
6. 2026-06-09
   days on market $159,000 Active 21 DOM
7. 2026-06-08
   days on market $159,000 Active 20 DOM
8. 2026-06-07
   days on market $159,000 Active 19 DOM
9. 2026-06-03
   days on market $159,000 Active 15 DOM
10. 2026-06-02
    days on market $159,000 Active 14 DOM
11. 2026-06-01
    days on market $159,000 Active 13 DOM
12. 2026-05-31
    days on market $159,000 Active 12 DOM
13. 2026-05-19
    listed $159,000 Active
14. 2026-05-14
    historical $159,000
15. 2019-11-04
    price $37,000
16. 2015-08-26
    soldstatus 675-char remark

    Show marketing remark (675 chars)

    Lots of charm in a small package. 2 Bedroom, 2 Bathroom home built in the early 1900's original hardwood floors, tall baseboards, built in bookshelves. The home has a nice loft area upstairs. The home has a central air unit plus to window a/c units upstairs. There is a nice covered patio. It also has a 1 car detached garage. The home sits on a large lot in a quiet subdivision. The home just recently received a new roof, vinyl flooring, and carpeting upstairs. This property is eligible under the Freddie Mac First Look Initiative through (20 days). Only owner occupant and NSP offers will be considered during this First Look time period. Ask you agent for more details.

17. 2015-04-02
    listed $39,900 675-char remark

    Show marketing remark (675 chars)

    Lots of charm in a small package. 2 Bedroom, 2 Bathroom home built in the early 1900's original hardwood floors, tall baseboards, built in bookshelves. The home has a nice loft area upstairs. The home has a central air unit plus to window a/c units upstairs. There is a nice covered patio. It also has a 1 car detached garage. The home sits on a large lot in a quiet subdivision. The home just recently received a new roof, vinyl flooring, and carpeting upstairs. This property is eligible under the Freddie Mac First Look Initiative through (20 days). Only owner occupant and NSP offers will be considered during this First Look time period. Ask you agent for more details.

18. 1994-01-25
    soldstatus $41,000

ⓘ 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: $2,165 · $180/mo
• Projected year-2 tax: $2,887 · $241/mo
• Expected delta: +$722/yr (+$60/mo · 33.4%)

ⓘ 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: $17,606
• − Mortgage interest: −$8,906
• − Property taxes: −$2,165
• − Insurance: −$795
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$4,625
• Taxable loss: −$1,703
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $1,352/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

• 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

+287.8% since first listed

6 events — show timeline

• 2026-05-19 Listed $159,000 MARIS as Distributed by MLS Grid
• 2026-05-14 Coming Soon $159,000 MARIS as Distributed by MLS Grid
• 2019-11-04 Price Changed $37,000 MARIS as Distributed by MLS Grid
• 2015-08-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-04-02 Listed $39,900 MARIS as Distributed by MLS Grid
• 1994-01-25 Sold (Public Records) $41,000 Public Records

Property tax history

+0.2%/yr

Latest (2024): $2,165 · +8.8% YoY. Source: county tax records.