609 Mascoutah Ave · Belleville, IL 62220

$94,000

3 bd · 2.0 ba · 1,036 sqft · SingleFamily public records · 38 Days on market

Built 1925 8,276 sqft lot Est $100k · 6% 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 +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this 3-bedroom, 1.5-bath home full of potential! With some updating and TLC, this property could truly shine. Features include a covered porch, full basement, and garage for added storage and convenience. Being sold as-is — bring your ideas and make this home your own!

Key facts

• Covered porch
• Garage
• Full basement

Tags

• COVERED PORCH
• FULL BASEMENT
• GARAGE

Property features AI

Finance

• Other: Living area recorded as 1,036 (per public records); Lot size approximately 0.19 acre

Exterior

• Parking: Detached or attached garage with space for 2 cars; Additional garage structures on property
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Built above grade (living area recorded in public records)
• Exterior features: Covered porch/patio; Level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: No heating system specified; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Rents rising fast (+14.5%/yr); 148 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 783 units permitted in St. Clair County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Clair County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1925 — 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 $91,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1925 — 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: 1.59% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.53%
• DSCR: 1.91
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $100,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 E Mckinley St	0.11mi	2/1.0 (-1)	1,064 (+3%)	5mo	$20,000	$19	77
508 Freeburg Ave	0.39mi	3/1.5	1,032 (-0%)	7mo	$99,900	$97	73
421 S Pennsylvania Ave	0.46mi	3/1.0	1,029 (-1%)	3mo	$155,000	$151	71
1000 E Mckinley St	0.12mi	3/1.0	912 (-12%)	3mo	$172,500	$189	68
818 S Jackson St	0.50mi	3/1.0	1,010 (-2%)	1mo	$85,000	$84	67
800 Olive St	0.24mi	3/1.5	935 (-10%)	7mo	$89,000	$95	64
312 S Jackson St	0.51mi	3/3.5	1,064 (+3%)	3mo	$89,000	$84	63
6 Scarlet Dr	0.59mi	3/1.0	1,000 (-4%)	7mo	$84,900	$85	57
109 N Oak St	0.56mi	2/1.0 (-1)	1,008 (-3%)	6mo	$115,000	$114	55
1452 Wabash Ave	0.66mi	3/1.0	980 (-5%)	1mo	$95,000	$97	55
1436 Bel Aire Dr	0.73mi	3/1.0	1,064 (+3%)	8mo	$72,900	$69	51
1406 Radiance Dr	0.72mi	4/1.0 (+1)	1,188 (+15%)	3mo	$119,000	$100	30

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.81×
• Total profit: $21,438
• Equity at exit: $14,016

10-year hold

• IRR: 30.7%
• Equity multiple: 4.49×
• Total profit: $91,911
• Equity at exit: $8,127

Cash invested: $26,320 (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 62220

• Home prices YoY: -26.4%
• Rents YoY: 14.5%
• Active inventory: 148
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$493
• Tax from tax record: −$200 /mo · $2,402/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $450

Break-even live

Break-even rent $927

Max offer price $94,000

Occupancy floor 65%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 S Church St Belleville, IL	4.0	2.0	1216	$2,000	$1.64	24d	1	0.43mi
1104 Bel Aire Dr Belleville, IL	2.0	1.0	780	$1,350	$1.73	2d	1	0.59mi
537 Vicksburg Dr Unit h Belleville, IL	2.0	1.0	950	$1,190	$1.25	16d	1	1.01mi
618 W Monroe St Belleville, IL	3.0	1.0	1500	$1,050	$0.70	24d	1	1.17mi
1009 Belle Valley Dr Belleville, IL	2.0	1.5	990	$1,100	$1.11	2d	1	1.23mi
1107 Bristow St Belleville, IL	3.0	1.0	1238	$1,500	$1.21	12d	1	1.24mi
2056 Huntmaster Dr Belleville, IL	2.0	2.0	1200	$1,525	$1.27	2d	1	1.31mi
1953 Richmond Springs Ln Belleville, IL	3.0	3.0	1480	$2,500	$1.69	2d	1	1.38mi
310 N 10th St Belleville, IL	2.0	1.0	1270	$1,300	$1.02	2d	1	1.42mi
2917 West Blvd Belleville, IL	2.0	2.0	1000	$1,025	$1.02	15d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $94,000 Active 38 DOM
2. 2026-06-17
   days on market $94,000 Active 37 DOM
3. 2026-06-16
   days on market $94,000 Active 36 DOM
4. 2026-06-15
   days on market $94,000 Active 35 DOM
5. 2026-06-13
   pricedays on market $94,000 Active 33 DOM
6. 2026-06-09
   pricedays on market $95,000 Active 29 DOM
7. 2026-06-08
   days on market $99,900 Active 28 DOM
8. 2026-06-07
   days on market $99,900 Active 27 DOM
9. 2026-06-03
   days on market $99,900 Active 23 DOM
10. 2026-06-02
    days on market $99,900 Active 22 DOM
11. 2026-06-01
    days on market $99,900 Active 21 DOM
12. 2026-05-31
    days on market $99,900 Active 20 DOM
13. 2026-05-11
    listed $110,000 Active
14. 2012-06-25
    soldstatus $90,000
15. 2004-08-03
    soldstatus $90,000

ⓘ 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: $2,402 · $200/mo
• Projected year-2 tax: $2,402 · $200/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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,965
• − Mortgage interest: −$5,265
• − Property taxes: −$2,402
• − Insurance: −$470
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$2,735
• Taxable income: $4,218
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $4,392/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): 19,152
• Household income: $65,952
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 923.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 22% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Arabic 2% Spanish 1% Other Indo-European 1%

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: ▼ -52.27%
• Current HPI: 145.9237
• Rent YoY: ▲ 14.47%
• 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

+22.2% since first listed

3 events — show timeline

• 2026-05-11 Listed $110,000 MARIS as Distributed by MLS Grid
• 2012-06-25 Sold (Public Records) $90,000 Public Records
• 2004-08-03 Sold (Public Records) $90,000 Public Records

Property tax history

+3.5%/yr

Latest (2024): $2,402 · +5.2% YoY. Source: county tax records.